OUR SERVICES

Entitlement Services

Silverado Companies can provide entitlement services from initial site planning through final discretionary approvals. Services include, but are not limited to:

Legal land use and contractual review
Architectural work
Civil work
Landscape work
Coordination with City Staff
Soils and environmental work
Project impact studies
Community outreach
Easement and title review
Fiscal analysis
Special studies and materials

Full Development Service List

Silverado Companies can provide construction services from site development through receiving a certification of occupancy.

GENERAL TASKS

Owner representative

Oversee all professional services consultants

Contract/bear risk of all professional services

Financing analysis

Delivery structures (Build to suit/sell back)

SITE SELECTION TASKS

Brokerage Selection/management

Listings search

Test Fits

Comparative Analysis

Will-serve letters/Utility verification

Rail service verification

Negotiation/LOI/PSA

Land use attorney

SITE DEVELOPMENT TASKS

Narrative/Development Agreement

Due-Diligence

Phase I Environmental

Land Surveying

Geotechnical Engineering

Traffic Impact Analysis

Enviornmental compliance/Air Permit

Utiltiy Demand Service

Rail spur design

Municipality Entitlements

General Plan/Zoning/Design Review

Site Engineering

Streets/Traffic Compliance

Plan Review/Permits

PROJECT DESIGN & ENGINEERING TASKS

DESIGN DEVELOPMENT

Civil/Site Design & Engineering

Building Design & Engineering

PROCESS ENGINEERING

Equipment selection and procurement

Equipment matrix and requirement

Process and Equipment Engineering

Process and Equipment integration and coordination

PROJECT MASTER BUDGET TASKS

Development Budget

Equipment and Process budget

Construction budget

Operation budget

Acquisition Cost

Land Development Cost

PROJECT MASTER SCHEDULE TASKS

Land Acquisition Schedule

Land Development Schedule

Entitlement/Permit/Approval Schedule

Construction Schedule

Fit up and operation schedule

CONSTRUCTION PARTNER SELECTION AND BID TASKS

RFP

Proposals

Interviews

Selection

Award

CONSTRUCTION TASKS

Owner representative

Owner change management

Additional Services/Change Order evaluation

Vendor management

Equipment installation

Project Management

Provide CM Owner’s Rep

Regular site observations

Lead OAC project meetings/Review GC’s recordation of minutes

Weekly client updates

Monthly construction observation reporting

Review GC buyout

Review GC/other vendor requisitions

Monitor observations/reporting from third party consultants

Monitor progress of RFIs and Submittals

Monitor construction progress and project schedule

Monitor permit status

Assist in Substantial Completion, punchlist, and turnover process

Assist in securing TCOs and CofO

Assist in delivery of closeout documentation

Equipment and vendor management

Site Selection Services

Property Information Worksheet
1. City, County, State
2. Acreage
3. Assessor Parcel Numbers
4. General Plan Designation
5. Zoning
Title Review
1. Title Report with Plotted Easements
2. Title Review Completed by SRI & Legal
3. ALTA survey
4. Existing Easements
5. Required Easements
6. Easement Map/Plotted Easement
7. Agreements/License Agreements
Appraisal
Surrounding Area
1. Surrounding and Adjacent Land Uses
2. Market Window to Property
3. Perceived Land Use Needs of Area around property
4. Is Property in a Redevelopment District?
5. Is the property impacted by an airport?
Local School District Assessment
1. Elementary School & API Score
2. Middle School & API Score
3. High School & API Score
4. Private Schools
Proximity to Airports
1. Within Airport Land Use Commission boundary?
2. Within airport safety zone?
Proximity to railroads
High tension power lines on site or nearby?
Land Fill Proximity?
Fire Department Assessment
1. Location of nearest fire station
2. Fire response time to site/Emergency response issues
3. Proximity to High Hazard fire area
4. Fuel modification requirements
Community Services
1. Location of central business district
2. Location of retail stores
3. Location of hospitals
4. Location of community amenities
5. Location of recreation amenities
Circulation Overview
1. Legal access to the site
2. Nearest public street
3. Nearest arterial road
4. Nearest freeway
5. Mass Transit facilities nearby
6. Area current circulation condition
7. General Plan Circulation Element Map and Description
8. Traffic improvements Proposed (streets, signals, R/W acquisitions)
Wet Utilities
1. Distance to public water service and provider
2. Capacity of public water service available for site development
3. Distance to public sanitary sewer service
4. Capacity of public sanitary sewer service available for site development
Dry Utilities
1. Distance to Electric service
2. Distance to Telephone service
3. Distance to Cable service
4. Distance to public natural gas service
5. Capacity of public natural gas service
Biologic Overview
1. Onsite Wetlands/Jurisdictional Waters
2. Endangered or Threatened species onsite or nearby
3. Sensitive habitats onsite or nearby
4. Multi-species plan impacts
5. Resource Agency Permits
Cultural Overview
Paleontology Overview
Geotechnical Overview
1. Soil types suspected on site
2. Rock Issues
3. Faults on site or nearby
4. Landslide potential on site or nearby
5. Liquification potential on site or nearby
6. Expansive or Compressive soils on site or nearby
7. Is site in an Alquist Priolo Zone?
Environmental Overview
1. Previous Land Uses
2. Phase 1 Enviornmental Site Assessment
3. Phase 2 Environmental Site Assessment
4. Ag/Pesticide Sampling
5. Geotracker Report
Drainage Overview
1. Description of Draining Patterns
2. FEMA floodplain map
3. Local storm drain issues
4. City/County Master Drainage Plan
5. Water Quality Regulations
  1. Capacity for soils to infiltrate for water quality
  2. Adequate land available for water quality BMPs
6. Entitlements
  1. Existing Zoning and General Plan Designation
  2. Proposed Zoning and General Plan Designation
  3. Process envisioned for full entitlement
  4. Estimate of time needed for entitlement approval
7. Government Relations
  1. City Staff
  2. Planning Commission
  3. City Council
  4. County Board of Supervisors
  5. Upcoming Elections
8. Community Relations
  1. Local public sentiment
  2. Local stakeholders
  3. Local civic organizations and groups
9. Graphics Available
  1. Surveys
  2. Site Plans
  3. Aerial Photos
  4. Topographic Maps
  5. Architectural/Landscape Architecture
  6. Other
10. Lotting Study/Site Plan
  1. Product Segmentation
  2. Lots/Units
  3. Density
11. Market Study
  1. Appreciation
  2. Product & Pricing Recommendations
  3. Demographics
12. Cost Estimate
  1. Site Development Costs
  2. Indirect Costs
  3. Impact Fees
13. Financial Analysis/Proforma
  1. Equity Required
  2. Project Profit
  3. Euqity Multiple & IRR

Outline of Pre-Construction & Construction Services

SCHEDULE

Proforma and business model analysis

Site Selection and Due-Diligence

Planning & Zoning/Project Design

Permits and Engineering approvals

Construction Start

Receiving & Fit Up

Fit Up and Testing

Fully Operational

PRE-CONSTRUCTION AND CONSTRUCTION SERVICES

Confirm ad document project requirements & program in coordination with Silverado

Assist in Site/Building selection – evaluate sites based on agreed to criteria

Provide constructability and cost reviews of design as it progresses

Value Engineering to limit cost, while maintaining requirements

Budgeting, Pricing

Procurement

Construction

Phase I – Pre-construction Services ($x Lump Sum Fee)

Phase I Pre-construction Services would run from inception to the start of construction and will include the following:

Site selection input
1. Review potential sites
2. Compare sites to programmed requirements
3. Provide feedback regarding sites with consideration given to available amenities and construction logistics and cost
Design Phase
1. Participate in design meetings and discussions
2. Provide reviews of design documents (30%, 60% and 90%)
3. Provide feedback on constructability and cost
4. Proved VE (Value Engineering) input to support decisions during the design phase
Estimate Updates
1. Provide updated construction cost estimates as drawing progress (30%, 60% and 90%)
Schedule
1. Provide preliminary outline schedule
2. Develop detailed schedule as drawings progress
3. Note: Schedule will determine if early procurement for some equipment or trades is required

GMP & Early Procurement
1. Provide GMP (Guaranteed Maximum Price) estimate based on 60% drawings
2. As required by schedule, we will provide early pricing and procurement of equipment and trades as required to meet the schedule completion.

Phase II – Construction (Cost to be determined with GMP)

Phase II is the construction execution phase that will begin with full procurement and will go through construction completion.

Procurement
1. Bid and award subcontract trades based on 100% drawings
2. Prepare and monitor Procurement Log
Submittals & Shop Drawings
1. Secure submittals and shop drawings from vendors and subcontractors
2. Prepare and monitor Submittal Log
3. Coordinate submittal and shop drawing reviews with design.
Schedule
1. Maintain and update project schedule as work progresses
2. Provide acceleration plans as required
Site Coordination
1. Maintain and enforce safety plan
2. Provide logistical plan for site execution
3. Coordinate all site activity with subcontractors
4. Manage third party and City inspections
5. Provide corrective measures where required
Project Management
1. Conduct monthly Owner Meetings to status progress
2. Provide monthly invoicing
3. Document changes in scope, schedule and cost as required
Closeout
1. On firm completion of work by each trade
2. Prepare and complete completion list
3. Secure Certificate of Occupancy from City
4. Prepare punch list in coordination with design team
5. Complete punch list