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9.C. - Page 16 <br /> mitigation and remedial action is not warranted based on the results of the soil and groundwater <br /> investigation. The report recommends further natural attenuation and some soil removal once the Site <br /> is developed. The City expects the Developer to complete remediation after gaining site control. Copies <br /> of the reports or discussion with the City staff or environmental consultant can be made available if <br /> requested. <br /> Entitlements <br /> The Developer will be responsible for obtaining all necessary entitlements. The City will assist with the <br /> entitlement process to the maximum extent possible, recognizing that ultimate decision-making will be <br /> with the City Planning Commission and City Council. During the Exclusive Right to Negotiate, the City, in <br /> consultation with the Developer will determine and implement the appropriate CEQA and/or NEPA <br /> review for the project. AO- <br /> REQUEST FOR PROPOSALS (RFP) <br /> This RFP represents the initial step in the development of the Site. Responses to this RFP should <br /> demonstrate the developer's understanding of the City's goals and specific expertise in developing high <br /> quality mixed use projects. Respondents must disclose financial capability to undertake the proposed <br /> development. A thorough narrative of the development concept with a description of the respondents' <br /> approach to urban design and architecture that will meet the goals of this RFP is required. <br /> Respondents should assume that the City owned parcels will be conveyed in as-is condition and left at <br /> grade. The selected developer will be responsible for obtaining all required approvals for their projects. <br /> However, the City will designate a project manager to work closely with the developer(s) during the <br /> predevelopment process, including permitting and public review. The project manager will help the <br /> selected developer coordinate with all City departments and applicable City commissions. This RFP and <br /> the selection process shall in no way be deemed to create a binding contract or agreement of any kind <br /> between the City and any respondent. It is expected that a DDA will be negotiated between the parties. <br /> All legal rights and obligations between the selected developer(s), if any, and the City will come into <br /> existence only when a DDA is fully executed by the parties and then approved by the City Council. <br /> The legal rights and obligations of each party shall be only those rights and obligations which are set <br /> forth in the DDA and any other documents specifically referred to in that DDA and executed by the <br /> parties. Each respondent to this RFP agrees that the preparation of all materials for submittal to the City <br /> and all presentations are at the respondent's sole cost and expense, and the City shall not, under any <br /> circumstances, be responsible for any costs or expenses incurred by a respondent. In addition, each <br /> respondent agrees that all documentation and materials submitted with a proposal shall remain the <br /> property of the City. Submittals will remain confidential until a DDA has been fully negotiated and <br /> executed. <br /> 6 <br />