1-RFP Owners Representative Summit County amended.pdf

SUMMIT COUNTY

Purchasing Division

60 N. Main Street, P.O. Box 128, Coalville, Utah 84017

REQUEST FOR PROPOSALS

Owner’s Representative / Project Manager Services for the Kimball Junction P3 Project, a Public-Private Partnership Among Summit County, High Valley Transit District, and Park City Junction LLC

A mixed-use redevelopment comprising County-owned workforce housing, PCJ-owned office and retail space, a parking structure of up to three levels, a public plaza, an amphitheater and common green, a new transit center, and a pedestrian bridge over Utah State Route 224 (SR-224)

RFP No.: SUCO9012026

Date Issued: September 1, 2026

Proposals Due: October 9, 2026 no later than 3:00 p.m. Mountain Time (MT)

Procurement Contact: Clay Coleman,

1. Introduction and Overview

1.1 Purpose of this Request for Proposals

Summit County, Utah (the “County” or the “Owner”) is soliciting proposals from qualified firms to provide Owner’s Representative / Project Manager (“Owner’s Representative”) services in connection with the Kimball Junction P3 Project (the “Project”), a public-private partnership among Summit County (“County”), High Valley Transit District (“HVT”), and Park City Junction LLC, a Utah limited liability company (“PCJ”), undertaken pursuant to that certain Public-Private Partnership Agreement dated March 30, 2026 (the “PPP Agreement”) and the Administrative Development Agreement for Park City Junction dated July 28, 2025, as amended by the First Amendment to Administrative Development Agreement dated June 23, 2026 (together, the “Admin DA”).

The selected firm will act as the County’s principal agent and advocate throughout the life of the Project, protecting the public interest and ensuring that PCJ and its contractors design and construct the Project on schedule, within budget, and in conformance with the PPP Agreement, the Admin DA, and all other applicable agreements, plans, codes, and standards.

This RFP describes the Project, the scope of services required, the minimum qualifications proposers must meet, the information that must be submitted, and the process by which proposals will be evaluated and a firm selected.

1.2 About the County and the Project Vision

Summit County is a political subdivision of the State of Utah. The Project is located in the Kimball Junction area of the County and advances the goals of the County’s Kimball Junction Neighborhood Plan, including transit-oriented development, expanded workforce housing, enhanced public parking, and improved pedestrian connectivity across SR-224.

The Project represents a significant public investment and a long-term partnership with PCJ and HVT, and the County requires experienced, independent representation to safeguard public funds and ensure delivery of the agreed public benefits, including the Parking Structure, Public Plaza, Amphitheater and Common Green, County P3 Workforce Housing, and the new transit center.

1.3 The Public-Private Partnership

The Project is being delivered through a public-private partnership (“P3”) among the County, HVT, and PCJ, each of whom shares responsibilities, contributions, and risk under the PPP Agreement. The definitive allocation of rights and obligations is set out in the PPP Agreement and the Admin DA (collectively, the “Project Agreements”), which the Owner’s Representative will be expected to administer and enforce on the County’s behalf.

• County contributions: ownership of the Amphitheater and Common Green Site (a portion of Tax Parcel PCTC-401-AM-X) and the Parking Structure and Public Plaza;

funding of its ProRata Portion of Approved Project Costs and 100% of the costs of the County P3 Workforce Housing; and administration of County Approvals, in the County’s non-regulatory role, under the PPP Agreement.

• HVT contributions: ownership and operation of the Kimball Junction Transit Center (to be demolished and replaced) and, ultimately, the New Transit Center and New Transit Center Site, together with all costs of the New Transit Center’s development and construction.

• PCJ contributions: ownership of the PCJ Property (~3.45 acres); private financing, design, and construction of the P3 Commercial Units (retail and office) and, as development manager, of the Parking Structure, Public Plaza, Amphitheater and Common Green, and County P3 Workforce Housing; and funding of its ProRata Portion of Approved Project Costs, subject to the PCJ Contribution Cap of $4,000,000.

• Delivery method: PCJ engages Contractors through a competitive RFP/bidding process (or approved sole-source selection) for each Approved Project, subject to County review rights, all as described in Section 6 of the PPP Agreement.

1.4 Key Definitions

Capitalized terms used in this RFP and not otherwise defined have the meanings given in the PPP Agreement. Selected key terms include:

• “PCJ” — Park City Junction LLC, a Utah limited liability company, the private development partner responsible for financing, developing, and (as applicable) operating elements of the Project under the PPP Agreement.

• “HVT” — High Valley Transit District, a small public transit district organized under the laws of the State of Utah, which owns and will own the New Transit Center.

• “Housing Partner” — the experienced affordable-housing developer that the County expects to admit as a co-developer and member of the ownership entity for the County P3 Workforce Housing in order to satisfy the Applicant Characteristics requirements of the QAP, pursuant to a joint venture agreement and a development agreement (together, the “Housing JV Agreements”). As of the issuance of this RFP, the Housing Partner has not been selected and the Housing JV Agreements have not been negotiated or executed. The identity of the Housing Partner, the scope of its role, its ownership interest, its share of the developer fee, and the timing and terms of any post-stabilization restructuring or transfer of its interest are subject to change, may be determined during or after this procurement, and are matters as to which no Proposer may rely on any particular structure. The Housing Partner is not a party to this RFP or to the Contract, and no Proposer may propose or negotiate on the County’s behalf with respect to the Housing JV Agreements.

• “UHC” and “QAP” — the Utah Housing Corporation, the State’s housing credit allocating agency, and its Qualified Allocation Plan governing the award of federal Low-Income Housing Tax Credits (“LIHTC”) and, in connection with tax-exempt bond financing, the availability of 4% credits. References in this RFP to the QAP mean the QAP in effect at the time of the applicable application.

• “County P3 Workforce Housing” — as further described in Section 2.1, the County-owned workforce housing component of the Project, consisting of approximately 160 units, which the County intends to finance in part with tax-exempt bonds and 4% LIHTC and to own on a long-term basis. The affordable-housing transaction and the County P3 Workforce Housing are the same asset; the services described in Section 3.12 are part of the base scope of this engagement and are not a separate project.

• “Admin DA” — the Administrative Development Agreement for Park City Junction, dated July 28, 2025, recorded with the Summit County Recorder’s Office as Entry No. 01239781, as amended by the First Amendment to Administrative Development Agreement dated June 23, 2026 (the “First Amendment”).

• “PPP Agreement” — the Public-Private Partnership Agreement dated March 30, 2026 among the County, HVT, and PCJ (and together with the Admin DA, the “Project Agreements”).

• “Approved Project” — a Project (the Parking Structure (inclusive of the Demolition of existing structures); the Public Plaza; the Amphitheater and Common Green; or the County P3 Workforce Housing) approved or deemed approved pursuant to Section 4 of the PPP Agreement.

• “County Approval” — the County’s written approval, consent, or authorization as owner of a Project under the PPP Agreement, which the Owner’s Representative will assist in preparing, reviewing, and issuing on the County’s behalf, subject to the County Manager’s ultimate authority. The County Approval set forth in the PPP Agreement is not a regulatory approval, but rather is the County’s approval in its proprietary capacity as an owner of the Project.

• “ProRata Portion” / “PCJ Contribution Cap” — the cost-sharing ratios and PCJ’s $4,000,000 aggregate contribution cap (for the Public Plaza, Pedestrian Bridge Betterment, and Amphitheater and Common Green) established in Sections 2 and 14 of the PPP Agreement, which the Owner’s Representative will track throughout the Project.

• “UDOT” — the Utah Department of Transportation, which is constructing the SR-224 Kimball Junction Interchange Project (Alternative C) and, as part of it, the Pedestrian Bridge.

• “Proposer” — a firm or team submitting a proposal in response to this RFP.

1.5 Procurement Authority and Type

This procurement is conducted under Summit County Code, Title 1, Chapter 16 (Procurement), and the Summit County Procurement Rules promulgated thereunder.

Selection will be made on a best-value basis, weighing each Proposer’s qualifications, experience, project approach, and proposed fee. The County reserves the right to negotiate the final scope and fee with the highest-ranked Proposer before award. This RFP does not commit the County to award a contract, to pay any costs incurred in preparing a proposal, or to procure or contract for the services described.

2. Project Description

2.1 Project Overview

The Project is a mixed-use redevelopment of three parcels in the Kimball Junction area of Summit County: the PCJ Property (approximately 3.45 acres, Parcel No. PCTC-5B-AM), the Richins Parcel (approximately 6.139 acres, Parcel No. SCPS-1-X, currently containing the Kimball Junction Transit Center and the Sheldon D. Richins County Services Building), and a roughly 1.7-acre portion of Parcel No. PCTC-401-AM-X (the Amphitheater and CG Site). The Project integrates PCJ-owned residential-adjacent commercial uses with publicly owned infrastructure, including a structured parking facility, a public plaza, an amphitheater and common green, a relocated and expanded transit center, and a grade-separated pedestrian crossing of SR-224. The components are summarized in the table below and described in the subsections that follow.

Component Description

County P3 160 units consisting of approximately 153,100 square feet of livable

Component Description

Workforce Housing floor area, within a P3 Condominium Unit atop the Parking Structure. Owned by the County; PCJ acts as development manager.

Developer Fee equal to 30% (not less than $1,500,000) of the HUD 221(d)(4) developer fee.

P3 Commercial Units (Office / Retail)

Approximately 56,000 gross square feet of office and 58,500 gross square feet of retail space, owned and developed by PCJ within P3 Condominium Units.

Parking Structure A structured parking garage of up to three (3) levels, maximizing the available parking stalls subject to setbacks, site constraints, and Development Standards. Owned by the County; maintained and operated by the P3 Podium Condominium Association. At least 400 stalls are allocated to the County for the New Transit Center and public parking, with the remainder allocated per the Parking Allocation and Shared Parking Stall Use Allocation.

Public Plaza A public plaza atop the Parking Structure’s reinforced concrete lid, within the Parking Structure P3 Condominium Unit. Construction Costs shared one-half (1/2) by the County and PCJ, subject to the PCJ Contribution Cap.

Amphitheater and Common Green

An estimated 800-person capacity public amphitheater and associated facilities on the Amphitheater and CG Site. Owned, managed, operated, and maintained by the County at its sole cost.

Construction Costs shared one-half (1/2) by the County and PCJ, subject to the PCJ Contribution Cap.

New Transit Center

Transit center and associated public transportation facilities to be constructed and owned by HVT on the New Transit Center Site (part of the Richins Parcel). Not an “Approved Project” under the PPP Agreement; HVT is solely responsible for its costs and approvals.

Pedestrian Bridge An ADA-accessible pedestrian bridge (or alternative SR-224 crossing) over Utah State Route 224, to be constructed by UDOT as part of the SR-224 Kimball Junction Interchange Project (Alternative C). If UDOT requires third-party “Betterment” funding, the County and PCJ each pay 50%, subject to the PCJ Contribution Cap. UDOT will own and maintain the bridge.

Site & Public Realm

Demolition of the Richins Building and Kimball Junction Transit Center; site preparation, utilities, stormwater management, streetscape, landscaping, and public-realm improvements connecting the components.

2.2 Project Parties

The Owner’s Representative will interact with, and coordinate among, the following parties, while reporting solely to and acting in the interest of the County:

• The County — the Owner and the party the Owner’s Representative serves, acting through the County Manager or County staff designated by the County Manager as the “County’s Representative.”

• PCJ (Park City Junction LLC) — the private development partner, acting for itself and, for the County P3 Workforce Housing and other County-owned Approved Projects, as development manager on the County’s behalf, together with PCJ’s Development Manager, architects, engineers, and Contractors.

• HVT (High Valley Transit District) — owner and operator of the existing Kimball Junction Transit Center and, upon completion, the New Transit Center; a consenting party to the Admin DA and a party to the PPP Agreement, with independent approval authority over the New Transit Center through the HVT Board.

• UDOT and other permitting and regulatory agencies (building department, fire marshal, utility providers, and environmental agencies), particularly with respect to the SR-224 Kimball Junction Interchange Project and Pedestrian Bridge.

• Lenders (including any Lender providing PCJ acquisition, construction, or permanent financing), the Escrow Agent for P3 Podium Area conveyances, bond counsel, and the County’s own legal, financial, and design advisors.

• The Housing Partner — the LIHTC co-developer to be admitted to the ownership entity for the County P3 Workforce Housing to satisfy the QAP’s Applicant Characteristics requirements, together with the syndicator or equity investor, the bond issuer, bond counsel, the construction and permanent lenders, and the County’s LIHTC counsel, consultants, and accountants. The Housing Partner has not been selected as of the issuance of this RFP. The Owner’s Representative will coordinate with, and monitor the performance of, the Housing Partner on the County’s behalf under Section 3.12, while continuing to report solely to and act in the interest of the County.

2.3 Estimated Budget and Funding

Each of the County and PCJ funds its ProRata Portion of Approved Project Costs (as defined in the PPP Agreement) through the Project Funding Accounts maintained by PCJ. PCJ’s aggregate contribution to the Public Plaza, the Pedestrian Bridge Betterment, and the Amphitheater and Common Green is capped at $4,000,000 (the “PCJ Contribution Cap”);

costs above that cap for those components are the County’s sole responsibility. The County is solely responsible for 100% of the Approved Project Costs of the County P3 Workforce Housing. ProRata Portions for the Parking Structure are based on each party’s allocated share of parking stalls. The Owner’s Representative will be responsible for protecting and tracking the County’s financial interest in the Project, including verifying Contribution Submittals, monitoring the PCJ Contribution Cap, and reconciling the Final Project Budget, all as further described in Section 3. The County is separately pursuing tax-exempt bond financing and 4% LIHTC equity for the County P3 Workforce Housing, together with the approved HTRZ increment and any other subordinate sources. Because the County P3

Workforce Housing shares structural, podium, parking, and site improvements with other components of the Project, the allocation of shared and common costs among components directly affects both the County’s ProRata Portions and the eligible basis available to the housing transaction; independently verifying those allocations is a core responsibility of the Owner’s Representative under Section 3.12.

2.4 Current Status and Anticipated Schedule

As of the issuance of this RFP, the PPP Agreement (dated March 30, 2026) and the underlying Admin DA (dated July 28, 2025) have been executed, but no Project has yet been determined or deemed an Approved Project, and PCJ has not yet submitted Initial Plans for any component. The County anticipates the following high-level milestones, which are approximate and subject to change and to the Project Schedule PCJ will submit under the PPP Agreement:

• Project Plan / Proposal submission and County Approval: [Quarter / Year]

• Initial Plans, Design Development Plans, and Final Plans approval: [Quarter / Year]

• Final Project Budget approval and Project Funding Account capitalization:

[Quarter / Year]

• Demolition and construction start: [Quarter / Year]

• Substantial Completion and occupancy: [Quarter / Year]

• Final Completion, closeout, and warranty period: [Quarter / Year]

The Owner’s Representative’s engagement is expected to span the period from predevelopment (immediately following award of this RFP) through the Conclusion Date under the PPP Agreement, an estimated [__] months, subject to the Project schedule.

3. Scope of Services

3.1 General Role and Standard of Care

The Owner’s Representative serves as the County’s independent, full-time advocate and single point of accountability for the Project, and will generally serve the role described as the “County’s Representative” under Section 6(f) of the PPP Agreement (subject to formal designation by the County Manager). The Owner’s Representative shall act exclusively in the County’s interest, exercising the degree of skill and diligence ordinarily exercised by experienced professionals performing comparable owner’s representative and project management services on public-private development projects of similar size and complexity. The Owner’s Representative has no design or construction means-and-methods responsibility, but is responsible for diligently overseeing, monitoring, reviewing, and reporting on the work of PCJ, its Development Manager, Contractors, and other Project participants, and for promptly advising the County of issues that may affect cost, schedule, quality, safety, or the public benefits of the Project.

Overarching objective. The Owner’s Representative’s central charge is to ensure PCJ delivers each Approved Project on time, within budget, to the Construction Standard, and in full compliance with the PPP Agreement and the Admin DA, and to give the County timely, candid, and well-documented information and recommendations, including timely responses within the five (5)-business-day and other review windows the PPP Agreement gives the County, so that the County can make informed decisions.

3.2 P3 Agreement Administration

The PPP Agreement establishes detailed, deadline-driven review and approval processes that the County must administer as an owner and Project Party. The Owner’s Representative shall manage these processes on the County’s behalf, including:

• Reviewing each Proposal (Project Plan, Project Schedule, and Financial Plan) and Submittal (Initial Plans, Design Development Plans, Final Plans, Parking Allocation, and Shared Parking Stall Use Allocation) that PCJ submits under Section 4 of the PPP Agreement, and preparing the County’s Proposal Comments or Submittal Comments within the five (5)-business-day windows set by the Agreement.

• Reviewing and recommending County Approval (or comments) on the Final Budget, Contribution Submittals, and any Shortfall Submittals under Section 5 of the PPP Agreement, confirming that claimed Approved Project Costs are within the cost and scope limits of Section 2(c) of the PPP Agreement.

• Tracking each Project’s ProRata Portion calculations and the cumulative PCJ Contribution Cap ($4,000,000, in the aggregate, for the Public Plaza, Pedestrian Bridge Betterment, and Amphitheater and Common Green), and promptly flagging to the County any submittal that would cause the cap to be exceeded.

• Monitoring the County Funding Account and County Contribution Payments, verifying that the County’s proof-of-funds obligations under Section 5(n) of the PPP Agreement are met on schedule, and reconciling Advances against the Final Project Budget.

• Coordinating the County’s participation in Proposal Meetings, Submittal Meetings, Final Budget Meetings, and, if needed, Mediation under Section 29 of the PPP Agreement.

• Reviewing and advising the County on Vendor Contracts, RFPs, bid summaries, and Contractor selections that PCJ submits for County comment under Section 6(b) of the PPP Agreement, and on any proposed Non-Discretionary Changes or discretionary changes to the Final Project Budget under Section 5(g).

3.3 Predevelopment and Design-Phase Services

• Review the PPP Agreement, Admin DA, pro forma, budget, and design documents and advise the County on the adequacy, completeness, and consistency of each, and on the County’s rights, obligations, and risk exposure.

• Review Initial Plans, Design Development Plans, and Final Plans at each milestone for conformance with the County’s program, the PPP Agreement and Admin DA, applicable codes and standards, and the public-benefit requirements.

• Conduct or review constructability, value-engineering, and cost-estimate reconciliations, and advise on betterments, deductive options, and life-cycle cost implications, including any Specific Parking Structure Improvements or use of a Cost Estimator under Section 6(b) of the PPP Agreement.

• Confirm that the design of the Parking Structure, Public Plaza, Amphitheater and Common Green, and County P3 Workforce Housing satisfies the County’s operational, maintenance, accessibility, durability, and security requirements.

• Establish the Project’s baseline budget, master schedule, document-control system, reporting protocols, and decision-and-approval workflows for the County’s review and adoption, consistent with the Project Schedule PCJ submits under the PPP Agreement.

3.4 Procurement and Contract Support

• Advise the County during PCJ’s procurement of Contractors and major consultants

(including review of RFPs, bid summaries, and recommendations PCJ provides under Section 6(b) of the PPP Agreement), consistent with applicable procurement law and the PPP Agreement’s competitive-bidding and sole-source requirements.

• Review proposed Vendor Contract terms, allowances, contingencies, unit prices, general conditions, and the basis of any guaranteed maximum price (GMP) or lump-sum amount, and advise on reasonableness and risk.

• Assist in establishing and validating the Final Project Budget, schedule of values, and the allocation of contingencies between the County and PCJ, including the General Condo Cost Allocation and Specific Condo Cost Allocation where a Condo Building Approved Project is involved.

3.5 Construction-Phase Oversight

• Provide on-site representation appropriate to the stage and intensity of construction, monitor the progress and quality of the work, and verify general conformance with the contract documents.

• Chair or attend regular owner-architect-contractor (OAC) and progress meetings;

prepare or review meeting minutes, action-item logs, and decision records.

• Review and make recommendations to the County on requests for information (RFIs), submittals, shop drawings, substitutions, and design clarifications insofar as they affect cost, schedule, scope, or the public components.

• Change orders. Review all change-order requests and claims for entitlement, pricing, and schedule impact; provide independent analysis and a written recommendation to the County; and verify that no change reduces a public benefit or shifts cost improperly to the County without authorization.

• Review and make recommendations on PCJ’s and its Contractors’ applications for payment, Contribution Submittals, and Advance requests, confirming that work claimed has been performed, that the schedule of values is being followed, that lien waivers and required documentation are in order, and that public funds are disbursed only for eligible Approved Project Costs.

• Monitor coordination among trades and components, including the interfaces between the County P3 Workforce Housing, the P3 Commercial Units, the Parking Structure, the Public Plaza, the Amphitheater and Common Green, and the shared site systems.

3.6 Budget and Cost Control

• Maintain an independent, current Project cost report tracking the baseline budget, commitments, expenditures, pending and approved changes, contingency draw-down, and forecast cost at completion.

• Provide early warning of cost trends, overruns, or contingency erosion, with recommended corrective actions to keep the Project within budget.

• Verify that the County’s financial contributions are applied only to authorized purposes and reconcile public disbursements against the PPP Agreement, the Admin DA, and any grant or financing requirements (including the HUD 221(d)(4) financing for the County P3 Workforce Housing).

• Review and validate PCJ’s cost reporting, ProRata Portion calculations, and PCJ Contribution Cap tracking, and reconcile against the Owner’s Representative’s independent records.

• Payment Process for Invoices. (Matt can you add language here).

3.7 Schedule Management

• Review, validate, and monitor the Project master schedule and the Contractor’s baseline and updated CPM schedules, including critical-path and float analysis.

• Identify schedule risks and delays, evaluate proposed recovery plans and time-extension requests, and advise the County on entitlement and mitigation.

• Track long-lead procurement, permitting timelines, and the UDOT review and approval sequence as they affect the critical path.

• Report schedule status against milestones at each reporting interval and forecast the substantial- and final-completion dates.

3.8 Quality Assurance and Quality Control Oversight

• Confirm that PCJ and its Contractors have implemented an adequate quality-management program, including inspection and testing plans, and monitor its execution.

• Coordinate and monitor independent third-party inspection and testing (geotechnical, structural, materials, special inspections) and review reports for non-conformances and their resolution.

• Maintain a punch-list and deficiency-tracking process and verify timely correction of defective or non-conforming work, with particular attention to the structural integrity of the Parking Structure and the Pedestrian Bridge Betterment scope, if any.

3.9 Risk, Safety, and Insurance Oversight

• Maintain a Project risk register, monitor key risks (including PCJ Contribution Cap exposure and HUD/HTRZ approval timing), and recommend mitigation strategies to the County throughout the Project.

• Confirm that PCJ and its Contractors maintain the insurance required under Section 6(d) and Exhibit D of the PPP Agreement (including Contractor Workers’ Compensation, Employer’s Liability, Commercial General Liability, Automobile Liability, Professional Liability by design discipline, and Excess/Umbrella Liability), and that certificates and endorsements naming the County as additional insured are current and on file.

• Monitor PCJ’s and its Contractors’ site-safety programs and traffic-control/maintenance-of-traffic plans (especially over and adjacent to SR-224), and report safety concerns; the Owner’s Representative is not responsible for any Contractor’s means, methods, or site safety, which remain the Contractor’s responsibility.

3.10 Regulatory, Permitting, and UDOT Coordination

Because the Pedestrian Bridge is part of UDOT’s SR-224 Kimball Junction Interchange Project (Alternative C), the Project requires close coordination with UDOT and other agencies. The Owner’s Representative shall:

• Track and help expedite all permits, approvals, encroachment/airspace agreements, and easements required for the Pedestrian Bridge over SR-224, confirming compliance with UDOT design standards, clearance requirements, and construction-window/lane-closure restrictions, and monitoring whether UDOT will require third-party Betterment funding triggering the County’s and PCJ’s 50/50 cost-sharing obligation.

• Coordinate UDOT and other agency reviews, inspections, and sign-offs, and monitor their effect on the Project schedule and budget.

• Confirm that building permits, utility approvals, environmental clearances, and certificates of occupancy are obtained at the appropriate times for all components.

• Maintain a permit-and-approval log and report status to the County.

3.11 Public-Benefit and Compliance Monitoring

• Verify delivery of the agreed public benefits, including the Parking Structure, the

Public Plaza, the Amphitheater and Common Green, the New Transit Center (coordinated with HVT), and the County P3 Workforce Housing, in the quantity, quality, and timing required by the PPP Agreement.

• Monitor whether Developer elects, with the County’s prior written approval, to donate the Olympic View Park land in P3 Area M to the Kimball Art Center in lieu of constructing Olympic View Park and donating that land to the County, pursuant to Section 4.3.5.2.1 of the Admin DA (added by the First Amendment), and confirm that any resulting nonprofit building area (up to 30,000 square feet) is not counted against the P3 Project’s Vested Densities.

• Assist and cooperate with the County, PCJ, and the Housing Partner on the 4% Low- Income Housing Tax Credit and tax-exempt bond financing for the County P3 Workforce Housing, as further described in Section 3.12, and on the approved Housing and Transit Reinvestment Zone (HTRZ) proposal with respect to the Governor’s Office of Economic Opportunity (GOEO). [Note: the 4% credit is allocated by UHC under the QAP in connection with tax-exempt bond volume cap; HUD 221(d)(4) mortgage insurance, if used, is a separate and additional source. Confirm the final capital stack and conform this RFP accordingly.]

• Monitor compliance with prevailing-wage, labor, equal-opportunity, disadvantaged/minority/women-owned business enterprise (D/M/WBE), local-hire, and other contractual or statutory requirements applicable to the Project [confirm applicability].

• Confirm that PCJ satisfies conditions precedent (including Final Approval / Non- Appealable status and full funding of Project Funding Accounts) to the County’s contributions and to milestone payments or releases.

3.12 Affordable Housing / LIHTC Component and Housing Partner Coordination

The County P3 Workforce Housing is the 160-unit affordable community the County intends to finance with tax-exempt bonds and 4% LIHTC and to own long term. The County also expects to admit a Housing Partner to satisfy the QAP’s Applicant Characteristics requirements. The following services are part of the base scope. The Owner’s Representative coordinates and monitors; it is not the County’s tax counsel, LIHTC consultant, syndication adviser, or accountant, and the County will separately retain those advisors. The Owner’s Representative has no authority to negotiate or bind the County with respect to the Housing JV Agreements.

• QAP application support. Support the County, PCJ, the Housing Partner, and the County’s LIHTC counsel and consultants through the UHC application cycle, including site control, zoning and utility verification, market study, appraisal, environmental and capital-needs reports, sources and uses, and an independent review of the application’s self-scoring against the QAP in effect at the time of application. Confirm that the structure actually documented in the Housing JV Agreements satisfies each Applicant Characteristics element the County is relying on for points, including any required ownership interest and any minimum share of the developer fee payable to the qualifying member, and promptly report any deviation to the County and County counsel.

• Tax-exempt bond coordination. Coordinate with the issuer, bond counsel, and underwriter or private placement purchaser on inducement, volume cap, the TEFRA hearing, and the bond closing calendar, and monitor whether the aggregate-basis (50%) test and other conditions to the availability of the 4% credits remain satisfied as the budget and the allocation of shared costs evolve. Coordinate any layered HUD 221(d)(4) mortgage insurance, HTRZ increment, or other subordinate sources [confirm final capital stack].

• Cost allocation and eligible basis. Independently review and verify the allocation of shared, common, and structural costs among the County P3 Workforce Housing, the P3 Podium Area, the Parking Structure, the Public Plaza, the Amphitheater and Common Green, and the New Transit Center, so that (a) costs properly includable in eligible basis are captured and documented, (b) costs not attributable to the housing are not charged to the County’s housing budget, and (c) the allocations are consistent with the condominium plat, the ProRata Portions and PCJ Contribution Cap under the PPP Agreement, the approved Project budget, and the eventual cost certification. Where basis maximization and the County’s cost-sharing position under the PPP Agreement point in different directions, identify the conflict, quantify it, and escalate it to the County promptly rather than resolving it unilaterally.

• Housing Partner monitoring. Track the Housing Partner’s obligations, deliverables, and milestones under the Housing JV Agreements, including developer-fee draws and the priority of any Housing Partner fee relative to the County’s deferred developer fee, guaranty and funding obligations, capital-account and cash-flow waterfall mechanics, and the terms, price, timing, and conditions of any post-stabilization restructuring, transfer, or buy-out of the Housing Partner’s interest.

Report on the County’s continuing obligations that support QAP scoring and on any event that could jeopardize points, credits, or the County’s long-term ownership objectives.

• Equity and closing support. Assist the County in comparing investor letters of intent, and monitor the equity pay-in schedule, the conditions to each installment, credit adjuster and recapture exposure, and lender and investor construction-monitoring requirements. Maintain and report against the closing checklist.

• Compliance milestones and delivery. Track and report on the 10% test and carryover allocation (if applicable), placed-in-service dates, the cost certification, issuance of IRS Forms 8609, and the recording of the land use restriction agreement / extended use agreement, and coordinate an orderly handoff of compliance-period reporting obligations to the County’s asset manager or property manager.

• Schedule integration. Reconcile the housing financing calendar — application deadlines, inducement, bond and equity closing, construction start, placed-in-service and credit-delivery deadlines, lease-up, and stabilization — with the P3 Master Schedule and PCJ’s construction sequencing, and confirm that the sequencing of the shared podium, parking, and site work supports both. Identify and report any instance in which the Housing Partner’s other developments compete for contractor, consultant, staffing, or lease-up capacity in a manner that delays the County’s schedule or increases its cost, and recommend mitigation.

• Labor and program compliance. Confirm the applicability of, and monitor compliance with, prevailing-wage, Davis-Bacon, fair-housing, accessibility, and other program requirements applicable to the housing component and its financing sources [confirm applicability].

3.13 Reporting and Communications

• Monthly reports. Provide a comprehensive written monthly Project report covering cost, schedule, quality, safety, risks, change orders, permitting, public-benefit compliance, and key decisions required of the County.

• Provide concise periodic dashboards and immediate written notice of any material issue affecting cost, schedule, scope, safety, or public benefits.

• Prepare and present briefings to [the Summit County Council / County Manager / project steering committee] and other stakeholders as requested, and support public meetings and communications.

• Maintain an organized, auditable Project record (correspondence, decisions, approvals, payments, changes, inspections, and as-builts) accessible to the County.

3.14 Commissioning, Closeout, and Warranty

• Oversee testing, commissioning, and start-up of building and parking systems, and confirm completion of pre-occupancy requirements.

• Manage substantial- and final-completion processes, punch-list completion, and turnover of the public components to the County.

• Confirm delivery of all closeout documents, including as-builts, warranties (including assignment to the County of the GC Warranty under Section 6(h) of the

PPP Agreement), O&M manuals, training, attic stock, permits, and final lien releases, and reconcile final accounting and release of retainage.

• Track warranty obligations through the warranty period and coordinate the correction of warranty items affecting the public components.

3.15 Staffing and Key Personnel

The Owner’s Representative shall provide a qualified team led by a senior project executive and a dedicated project manager with authority to act on the firm’s behalf. Key personnel identified in the proposal shall not be removed or reassigned without the County’s prior written consent, and any replacement shall have equal or greater qualifications. The proposal must identify the level of on-site presence to be provided at each Project phase.

3.16 Summary of Deliverables

• Baseline budget, master schedule, and Project management/communication/document-control plan.

• Monthly Project reports, periodic dashboards, and immediate issue notices.

• Independent cost reports, schedule analyses, and change-order and payment-application recommendations.

• Risk register, permit-and-approval log, and public-benefit compliance tracking.

• ProRata Portion and PCJ Contribution Cap tracking reports, and documentation supporting County Approvals, Contribution Submittals, and Advances under the PPP Agreement.

• Meeting minutes and action logs; closeout documentation and a final Project report.

• Integrated LIHTC and bond financing milestone calendar, reconciled to the P3 Master Schedule, and a QAP scoring-compliance confirmation memorandum.

• Cost-allocation and eligible-basis tracking report reconciling the housing component to the condominium plat and the ProRata Portions.

• Housing Partner obligation, developer-fee, and milestone tracking report.

4. Minimum Qualifications To be considered responsive, a Proposer must demonstrate that it meets each of the following minimum qualifications. Proposals that do not clearly establish these qualifications may be rejected without further evaluation.

• The Proposer (the firm or the lead firm of a team) has at least [ten (10)] years of experience providing owner’s representative, program management, or construction project management services.

• The Proposer has successfully completed at least [three (3)] projects of comparable scale, type, and complexity within the past [ten (10)] years, including at least [one (1)] mixed-use and/or public-private partnership project and at least [one (1)] project involving structured parking and/or a bridge or grade-separated pedestrian crossing.

• The Proposer has experience representing a public-sector owner and administering public-financing, prevailing-wage, and public-procurement requirements.

• The Proposer has experience with condominium-platted, multi-party developments and with affordable or workforce housing projects financed with LIHTC, tax-exempt bonds, or HUD-insured debt (e.g., HUD 221(d)(4)).

• The Proposer, or a subconsultant named in the proposal, has supported at least [two (2)] multifamily projects financed with 4% LIHTC and tax-exempt bonds from application through issuance of IRS Forms 8609, at least [one (1)] of which was allocated by UHC or by a comparable state allocating agency, and is familiar with the current Utah QAP. If this qualification is satisfied through a subconsultant or an individual rather than the lead firm, the proposal must name that firm and individual, include a résumé, and state the individual’s committed availability to the Project.

• The proposed project manager has served as the lead owner’s representative or project manager on at least [two (2)] comparable projects through completion.

• The Proposer is registered with the Utah Department of Commerce, authorized to do business in the State of Utah, is in good standing, and is not debarred, suspended, or otherwise excluded from public contracting.

• The Proposer can meet the insurance and bonding requirements set out in Section 9.

5. Proposal Submission Requirements

Each proposal must be organized in the order below and should be concise. The technical proposal (Tabs 1–7) should not exceed [40] pages, excluding required forms, résumés, and dividers. The cost proposal (Tab 8) must be submitted as a separate, sealed file/envelope so that it can be evaluated independently of the technical proposal.

5.1 Required Proposal Contents

• Cover Letter — a signed letter from an authorized representative stating the

Proposer’s interest, the legal name and structure of the firm/team, the primary contact, and an acknowledgment of all addenda.

• Executive Summary — a brief overview of the Proposer’s qualifications and why the firm is best suited for the Project.

• Firm Qualifications and Experience — firm background and at least [three (3)] relevant project descriptions showing scope, role, budget, schedule performance (planned vs. actual), and outcomes; identify any P3, structured-parking, and bridge/pedestrian-crossing experience.

• Project Team and Key Personnel — an organization chart, identification of key personnel and their roles and availability/on-site commitment, and résumés;

describe any subconsultants.

• Project Approach and Methodology — the Proposer’s approach to budget control, schedule management, change-order and claims management, quality and safety oversight, risk management, UDOT and permitting coordination, public-benefit compliance, and reporting; describe the systems and tools the firm will use.

• Identification of Risks and Value — the Proposer’s view of the principal risks to the Project’s budget, schedule, and public benefits, and how the firm will help the County manage them.

• Affordable Housing / LIHTC Approach — the Proposer’s approach to the services in Section 3.12, including QAP application support, tax-exempt bond and equity closing coordination, verification of shared-cost allocations and protection of eligible basis, monitoring of the Housing JV Agreements and the Housing Partner’s performance, and integration of the housing financing calendar with the P3 Master Schedule.

Identify the firm and the individuals who will perform this work, describe how the Proposer will maintain independence from the Housing Partner, and note any relationship disclosed under Section 9.1.

• References — at least [three (3)] client references for comparable projects, preferably public-sector owners, with contact information (use the form in RFP Form 3).

• Cost / Fee Proposal (submitted separately) — the proposed fee using the form in RFP Form 2, including the basis of compensation (lump sum, not-to-exceed, hourly with a cap, or a combination), a staffing/labor-rate schedule, reimbursable expenses, and the assumed duration of services.

5.2 Required Forms and Certifications

• RFP Form 1 — Proposer Information, Release and Signature Form — includes the required Acknowledgment and Release under Section 9.12; must be signed by an individual authorized to bind the Proposer.

• RFP Form 2 — Cost / Fee Proposal Form (submitted separately/sealed).

• RFP Form 3 — Client Reference Form.

• RFP Form 4 — Certifications (non-collusion, debarment/suspension, conflict-of-interest disclosure, and [other required certifications]).

• RFP Form 5 — Acknowledgment of Addenda.

6. Evaluation and Selection

6.1 Evaluation Process

A selection committee will evaluate responsive proposals from qualified Proposers against the criteria below. The County may shortlist Proposers and invite them to interviews or presentations. The County intends to select the Proposer whose proposal represents the best overall value, and reserves the right to negotiate scope and fee with the highest-ranked Proposer before award.

6.2 Evaluation Criteria

Criterion Points Weight

Firm qualifications and relevant project experience 20 20%

Affordable housing / LIHTC experience and approach, including Housing Partner coordination (Sections 3.12, 5.1)

5 5%

Key personnel, project team, and on-site commitment 25 25%

Project approach, methodology, and understanding of risks 25 25%

Past performance and client references 10 10%

Cost / fee proposal (reasonableness and value) 15 15%

Total 100 100%

The County reserves the right to select on the basis of qualifications and to negotiate fee thereafter (a qualifications-based selection) if required or permitted by applicable law, in which case the cost criterion above will be adjusted accordingly.

6.3 Reservation of Rights

• Reject any or all proposals, waive minor irregularities, and re-issue the RFP.

• Request clarifications, additional information, interviews, or best-and-final offers.

• Cancel this procurement at any time and decline to award.

• Negotiate the scope, terms, and fee with the selected Proposer.

7. Procurement Schedule

The County anticipates the following procurement schedule. All dates are subject to change by written addendum.

Milestone Date / Time (Mountain Time)

RFP issued and published (Utah Public Procurement Place (U3P) and County website)

Tuesday, September 1, Pre-proposal conference [recommended: non-mandatory; Wednesday, Milestone Date / Time (Mountain Time) virtual only] September 16, 2026, 10:00 a.m.

Deadline for written questions and requests for clarification Friday, September 18, 2026, 5:00 p.m.

County issues written responses and final addendum Friday, September 25, Proposals due — technical proposal and separately sealed cost proposal (RFP Form 2)

Friday, October 9, 2026, 3:00 p.m.

Responsiveness and minimum-qualifications review; selection committee evaluation of technical proposals (cost proposals remain sealed)

October 13 – 23, 2026

Shortlist notification to Proposers invited to interview Friday, October 23, Interviews / presentations with shortlisted Proposers Monday – Tuesday, November 9 – 10, Cost proposals opened and scored; final ranking and committee recommendation

Monday, November 16, Notice of intent to award Tuesday, November 17, 2026

Close of protest period [confirm under Summit County Code Title 1, Chapter 16]

Monday, November 23, Scope and fee negotiation with the highest-ranked Proposer November 18 – December 3, 2026

Contract execution by the Summit County Manager, following approval as to form by the Deputy County Attorney [and County Council action, if required]

Monday, December 7, Anticipated notice to proceed Friday, December 11, Pre-proposal conference — virtual meeting access. The pre-proposal conference will be held virtually via Zoom. Join Zoom Meeting:

https://summitcountyut.zoom.us/j/94673078612?

pwd=xzBb9W8lLdv2cSF0qLZxtmpa8otxmL.1. Meeting ID: 946 7307 8612. Passcode:

398009. One tap mobile: +1 669 900 9128,,94673078612# US (San Jose); +1 719 359

4580,,94673078612# US.

All dates and times are Mountain Time and are subject to change by written addendum.

The schedule reflects the following practices, which Proposers should note:

• Question and addendum windows. Written questions are due three (3) weeks before the proposal deadline, and the County intends to issue its responses and any final addendum at least fifteen (15) days before the proposal deadline, so that Proposers have the County’s answers in hand while they are still drafting. Only written addenda issued by the Procurement Contact modify this RFP (Section 8.3).

• Sealed cost proposals. Cost proposals submitted on RFP Form 2 remain sealed and are neither opened nor scored until the selection committee has completed and submitted its evaluation of all non-cost criteria (Sections 5, 6.2).

• Protests. A protest concerning the contents of this RFP must be filed before the proposal due date and time, and a protest concerning the award must be filed within the period allowed after the Proposer knew or should have known the basis of the protest, in each case in the time and manner required by Summit County Code Title 1, Chapter 16 [confirm deadlines; under the Utah Procurement Code the award-protest period is seven (7) days]. The County does not intend to execute the Contract before the close of the protest period shown above.

• Fee validity. Because the anticipated interval between the proposal deadline and contract execution is approximately eight (8) weeks, the [90]-day fee-validity period in Section 9.3 accommodates this schedule.

8. Submission Instructions

8.1 How to Submit

Proposals shall be submitted no later than 3:00 PM Mountain Standard Time on Monday October 5, 2026. All responses to this RFP must be submitted through the state procurement system Bonfirehub.com. https://utah.bonfirehub.com/portal

8.2 Deadline

Proposals must be received no later than Friday, October 9, 2026 at 3:00 p.m. Mountain Time (MT). Late proposals will not be accepted or considered, regardless of the cause of the delay. The Proposer is solely responsible for ensuring timely receipt.

8.3 Questions and Addenda

All questions must be submitted in writing to Clay Coleman by the deadline in the procurement schedule.

Questions must be submitted through the state procurement system Bonfirehub.com.

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