Florida Senate - 2012 CS for SB 576 By the Committee on Community Affairs; and Senator Bennett 578-03299-12 2012576c1 1 A bill to be entitled 2 An act relating to public-private partnerships; 3 creating s. 287.05712, F.S.; providing definitions; 4 providing legislative findings and intent relating to 5 the construction or upgrade of facilities by private 6 entities which are used predominately for a public 7 purpose; requiring public entities to develop and 8 adopt guidelines governing procedures and criteria for 9 the selection of projects and public-private 10 agreements; providing procurement procedures; 11 providing project-approval requirements; providing 12 project qualifications and process; providing for 13 notice to affected local jurisdictions; providing for 14 interim and comprehensive agreements between the 15 public and private entities; providing for use fees; 16 providing for private financing requirements; 17 providing powers and duties for private entities; 18 providing for expiration or termination of agreements; 19 providing for the applicability of sovereign immunity 20 for public entities with respect to qualified 21 projects; providing for construction of the act; 22 providing an effective date. 23 24 Be It Enacted by the Legislature of the State of Florida: 25 26 Section 1. Section 287.05712, Florida Statutes, is created 27 to read: 28 287.05712 Public-private partnerships.— 29 (1) DEFINITIONS.—As used in this section, the term: 30 (a) “Affected local jurisdiction” means any county or 31 municipality in which all or a portion of a qualifying project 32 is located. 33 (b) “Appropriating body” means the body responsible for 34 appropriating or authorizing funding to pay for a qualifying 35 project. 36 (c) “Develop” or “development” means to plan, design, 37 develop, finance, lease, acquire, install, construct, or expand. 38 (d) “Fees” means fees or other charges imposed by the 39 private entity of a qualifying project for use of all or a 40 portion of such qualifying project pursuant to a comprehensive 41 agreement. 42 (e) “Lease payment” means any form of payment, including a 43 land lease, by a public entity to the private entity for the use 44 of a qualifying project. 45 (f) “Material default” means any default by the private 46 entity in the performance of its duties which jeopardizes 47 adequate service to the public from a qualifying project. 48 (g) “Operate” means to finance, maintain, improve, equip, 49 modify, repair, or operate. 50 (h) “Private entity” means any natural person, corporation, 51 general partnership, limited liability company, limited 52 partnership, joint venture, business trust, public benefit 53 corporation, nonprofit entity, or other private business entity. 54 (i) “Proposal” means a detailed proposal accepted by a 55 responsible public entity beyond a conceptual level of review at 56 which issues such as fixing costs, payment schedules, financing, 57 deliverables, and project schedule are defined. 58 (j) “Qualifying project” means any: 59 1. Public-purpose facility or project, including, but not 60 limited to, a public school building and any functionally 61 related and subordinate facility, including any stadium or other 62 facility primarily used for school events. 63 2. Building or facility that meets a public purpose and is 64 developed or operated by or for any public entity. 65 3. Improvements, including equipment, of buildings to be 66 principally used by a public entity. 67 4. Water, wastewater, or surface water management facility 68 and other related infrastructure. 69 (k) “Responsible public entity” means any county, 70 municipality, or other political subdivision of the state; any 71 public body politic and corporate; or any regional entity that 72 serves a public purpose and has authority to develop or operate 73 a qualifying project. 74 (l) “Revenues” means all revenues, income, earnings, user 75 fees, lease payments, or other service payments relating to the 76 development or operation of a qualifying project, including, but 77 not limited to, money received as grants or otherwise from the 78 Federal Government, from any public entity, or from any agency 79 or instrumentality of the foregoing in aid of a qualifying 80 project. 81 (m) “Service contract” means a contract entered into 82 between a public entity and the private entity. 83 (n) “Service payments” means payments to the private entity 84 of a qualifying project pursuant to a service contract. 85 (o) “Water or wastewater management facility” means a 86 project for the treatment, storage, disposal, or distribution of 87 water or wastewater. 88 (2) LEGISLATIVE FINDINGS AND INTENT.—The Legislature finds 89 that there is a public need for the construction or upgrade of 90 facilities that are used predominantly for public purposes and 91 that it is in the public’s interest to provide for the 92 construction or upgrade of such facilities. 93 (a) The Legislature also finds that: 94 1. There is a public need for timely and cost-effective 95 acquisition, design, construction, improvement, renovation, 96 expansion, equipping, maintenance, operation, implementation, or 97 installation of public projects, including educational 98 facilities, water or wastewater management facilities and 99 infrastructure, technology infrastructure, and any other public 100 infrastructure and government facilities within the state which 101 serve a public need and purpose, and that such public need may 102 not be wholly satisfied by existing procurement methods. 103 2. There are inadequate resources to develop new 104 educational facilities, water or wastewater management 105 facilities and infrastructure, technology infrastructure, and 106 other public infrastructure and government facilities for the 107 benefit of residents of this state, and that it has been 108 demonstrated that public-private partnerships can meet these 109 needs by improving the schedule for delivery, lowering the cost, 110 and providing other benefits to the public. 111 3. There are state and federal tax incentives that promote 112 partnerships between public and private entities to develop and 113 operate qualifying projects. 114 4. A procurement under this section serves the public 115 purpose of this section if such action facilitates the timely 116 development or operation of qualifying projects. 117 (b) The Legislature declares that it is the intent of this 118 section to encourage investment in the state by private 119 entities, to facilitate various bond financing mechanisms, 120 private capital, and other funding sources for the development 121 and operation of qualifying projects, including expansion and 122 acceleration of such financing to meet the public need, and to 123 provide the greatest possible flexibility to public and private 124 entities contracting for the provision of public services. 125 (3) ADOPTION OF GUIDELINES.— 126 (a) Before requesting or considering a proposal for a 127 qualifying project, a responsible public entity shall adopt and 128 make publicly available guidelines that enable the public entity 129 to comply with this section. Such guidelines must be reasonable, 130 encourage competition, and guide the selection of projects under 131 the purview of the public entity. 132 (b) The guidelines must include: 133 1. Opportunities for competition through public notice and 134 the availability of representatives of the responsible public 135 entity to meet with private entities considering a proposal. 136 2. Reasonable criteria for choosing among competing 137 proposals. 138 3. Suggested timelines for selecting proposals and 139 negotiating an interim or comprehensive agreement. 140 4. Authorization for accelerated selection and review and 141 documentation timelines for proposals involving a qualifying 142 project that the responsible public entity deems a priority. 143 5. Procedures for financial review and analysis which, at a 144 minimum, include a cost-benefit analysis, an assessment of 145 opportunity cost, and consideration of the results of all 146 studies and analyses related to the proposed qualifying project. 147 The procedures must also include requirements for disclosing 148 such analysis to the appropriating body for review before the 149 execution of an interim or comprehensive agreement. 150 6. Consideration of the nonfinancial benefits of a proposed 151 qualifying project. 152 7. A mechanism for the appropriating body to review a 153 proposed interim or comprehensive agreement before execution. 154 8. Establishment of criteria for the creation and 155 responsibilities of a public-private partnership oversight 156 committee that includes members representing the responsible 157 public entity and the appropriating body. Such criteria must 158 include the scope, costs, and duration of the qualifying 159 project, as well as whether the project involves or affects 160 multiple public entities. If formed, the oversight committee 161 shall be an advisory committee that reviews the terms of a 162 proposed interim or comprehensive agreement. 163 9. Analysis of the adequacy of the information released 164 when seeking competing proposals and providing for the 165 enhancement of that information, if deemed necessary, to 166 encourage competition. 167 10. Establishment of criteria, key decision points, and 168 approvals required to ensure that the responsible public entity 169 considers the extent of competition before selecting proposals 170 and negotiating an interim or comprehensive agreement. 171 11. The publishing and posting of public notice of a 172 private entity’s request for approval of a qualifying project, 173 including: 174 a. Specific information and documentation to be released 175 regarding the nature, timing, and scope of the project. 176 b. A reasonable time period, as determined by the 177 responsible public entity, of at least 45 days, which encourages 178 competition and public-private partnerships in accordance with 179 the goals of this section, during which time the responsible 180 public entity is to receive competing proposals. 181 c. A requirement for advertising the public notice and 182 posting the notice on the Internet. 183 12. A requirement that the responsible public entity engage 184 the services of qualified professionals, which may include an 185 architect, professional engineer, or certified public 186 accountant, not otherwise employed by the responsible public 187 entity, to provide an independent analysis regarding the 188 specifics, advantages, disadvantages, and long-term and short 189 term costs of a request by a private entity for approval of a 190 qualifying project, unless the governing body of the public 191 entity determines that such analysis should be performed by 192 employees of the public entity. 193 (4) PROCUREMENT PROCEDURES.—The responsible public entity 194 may receive or solicit proposals and, with the approval of the 195 Legislature, or other appropriate local government appropriation 196 process as evidenced by approval of the project in the public 197 entity’s work program, enter into agreements with private 198 entities, or consortia thereof, for the building, upgrade, 199 operation, ownership, or financing of facilities. 200 (a) A responsible public entity may not consider any 201 request by a private entity for approval of a qualifying project 202 until the responsible public entity has adopted, or incorporated 203 and made publicly available, in accordance with subsection (3), 204 guidelines that enable the responsible public entity to comply 205 with this section. 206 (b) By rule, ordinance, or guideline as applicable, the 207 responsible public entity shall establish an application fee for 208 the submission of unsolicited proposals under this section. The 209 fee must be sufficient to pay the costs of evaluating the 210 proposal. The responsible public entity may engage the services 211 of private consultants to assist in the evaluation. 212 (c) The responsible public entity may request proposals 213 from private entities for public-private projects or, if the 214 public entity receives an unsolicited proposal, the public 215 entity shall publish a notice in the Florida Administrative 216 Weekly and a newspaper of general circulation at least once a 217 week for 2 weeks stating that the public entity has received the 218 proposal and will accept other proposals for the same project 219 for 60 days after the initial date of publication. A copy of the 220 notice must be mailed to each local government in the affected 221 area. 222 (d) A responsible public entity that is a school board or a 223 county or municipality may enter into an interim or 224 comprehensive agreement only with the approval of the local 225 governing body. 226 (e) Before approval, the responsible public entity must 227 determine that the proposed project: 228 1. Is in the public’s best interest; 229 2. Does not require the use of state funds unless the 230 project is for a facility that is owned by the responsible 231 public entity or for a facility for which ownership will be 232 conveyed to the responsible public entity; 233 3. Has adequate safeguards in place to ensure that 234 additional costs or service disruptions would not be imposed on 235 the public and residents of the state in the event of default or 236 cancellation of the agreement by the public entity; 237 4. Has adequate safeguards in place to ensure that the 238 responsible public entity or the private entity has the 239 opportunity to add capacity to the proposed project and other 240 facilities serving similar predominantly public purposes; and 241 5. Would be owned by the responsible public entity upon 242 completion or termination of the agreement and upon payment of 243 all amounts financed. 244 (f) Technical studies and independent analyses must comply 245 with the following: 246 1. A private entity must provide an investment-grade 247 technical study prepared by a nationally recognized expert who 248 is accepted by the national bond rating agencies. The private 249 entity must also provide a finance plan, consistent with 250 subsection (11), which identifies the project cost, revenues by 251 source, financing, major assumptions, internal rate of return on 252 private investments, and whether any government funds are 253 assumed to deliver a cost-feasible project, and a total cash 254 flow analysis beginning with implementation of the project and 255 extending for the term of the agreement. 256 2. In evaluating a request, including, but not limited to, 257 the private entity’s technical study, the responsible public 258 entity may rely upon internal staff reports prepared by 259 personnel familiar with the operation of similar facilities or 260 the advice of external advisors or consultants having relevant 261 experience. 262 (g) The responsible public entity must ensure that all 263 reasonable costs to the state related to facilities which are 264 not to be transferred to the responsible public entity are borne 265 by the private entity. The responsible public entity must also 266 ensure that all reasonable costs to the state and to 267 substantially affected local governments and utilities which are 268 related to the private facility are borne by the private entity 269 for facilities that are owned by the private entity. For 270 projects owned by the responsible public entity, the public 271 entity may use state resources to assist with funding and 272 financing the project as provided under the public entity’s 273 enabling legislation. 274 (5) PROJECT APPROVAL REQUIREMENTS.—A request by a private 275 entity for approval of a qualifying project must be accompanied 276 by the following material and information, unless waived by the 277 responsible public entity: 278 (a) A topographic map with a scale of 1:2,000 or other 279 appropriate scale indicating the location of the qualifying 280 project. 281 (b) A description of the qualifying project, including the 282 conceptual design of such facilities or a conceptual plan for 283 the provision of services, and a schedule for the initiation of 284 and completion of the qualifying project which includes the 285 proposed major responsibilities and a timeline for activities to 286 be performed by both the public and private entity. 287 (c) A statement setting forth the method by which the 288 private entity proposes to secure any necessary property 289 interests required for the qualifying project. 290 (d) Information relating to current plans for the 291 development of facilities or technology infrastructure to be 292 used by a public entity which is similar to the qualifying 293 project being proposed by the private entity, if any, of each 294 affected local jurisdiction. 295 (e) A list of all permits and approvals required for the 296 qualifying project from local, state, or federal agencies and a 297 projected schedule for obtaining such permits and approvals. 298 (f) A list of public water or wastewater management 299 facilities, if any, which will be crossed by the qualifying 300 project and a statement of the plans of the private entity to 301 accommodate such crossings. 302 (g) A statement setting forth the private entity’s general 303 plans for financing the qualifying project, including the 304 sources of the private entity’s funds and identification of any 305 dedicated revenue source or proposed debt or equity investment 306 on the behalf of the private entity. 307 (h) The names and addresses of persons who may be contacted 308 for further information concerning the request. 309 (i) User fees, lease payments, and other service payments 310 over the term of an interim or comprehensive agreement, and the 311 methodology and circumstances for changes to such user fees, 312 lease payments, and other service payments over time. 313 (j) Any additional material and information that the 314 responsible public entity may reasonably request. 315 (6) PROJECT QUALIFICATION AND PROCESS.— 316 (a) Public-private partnerships shall be qualified by the 317 responsible public entity as part of the procurement process 318 outlined in the procurement documents if such process ensures 319 that the private entity meets at least the minimum standards 320 contained in the responsible public entity’s guidelines for 321 qualifying professional architectural, engineering, and 322 contracting services before submitting a proposal under the 323 procurement. 324 (b) The responsible public entity must ensure that 325 procurement documents include provisions for the private 326 entity’s performance and payment of subcontractors, including, 327 but not limited to, surety bonds, letters of credit, parent 328 company guarantees, and lender and equity partner guarantees. 329 For those components of the qualifying project which involve 330 construction, performance and payment bonds are required and are 331 subject to the recordation, notice, suit limitation, and other 332 requirements of s. 255.05. The responsible public entity shall 333 balance the structure of the security package for the public 334 private partnership which ensures performance and payment of 335 subcontractors with the cost of the security to ensure the most 336 efficient pricing. The procurement documents must contain 337 contract provisions addressing termination, default, and exit 338 transition obligations of the private entity. 339 (c) After the public notification period has expired, the 340 responsible public entity shall rank the proposals in order of 341 preference. In ranking the proposals, the responsible public 342 entity may consider factors that include, but need not be 343 limited to, professional qualifications, general business terms, 344 innovative engineering or cost-reduction terms, finance plans, 345 and the need for state funds in order to deliver the project. If 346 the public entity is not satisfied with the results of the 347 negotiations, the public entity may terminate negotiations with 348 the proposer. If these negotiations are unsuccessful, the 349 responsible public entity may go to the second-ranked and lower 350 ranked firms, in order, using this same procedure. If only one 351 proposal is received, the responsible public entity may 352 negotiate in good faith and, if the public entity is not 353 satisfied with the results of the negotiations, the public 354 entity may terminate negotiations with the proposer. 355 Notwithstanding this subsection, the responsible public entity 356 may reject all proposals at any point in the process up to 357 execution of a contract with the proposer. 358 (d) The responsible public entity shall perform an 359 independent analysis, or other analysis in accordance with 360 paragraph (4)(f), of the proposed public-private partnership 361 which demonstrates the cost-effectiveness and overall public 362 benefit at the following times: 363 1. Before the procurement process; and 364 2. Before awarding the contract. 365 (e) The responsible public entity may approve the 366 development or operation of an educational facility, a water or 367 wastewater management facility and related infrastructure, 368 technology infrastructure or other public infrastructure, or a 369 governmental facility needed by the public entity as a 370 qualifying project, or the design or equipping of a qualifying 371 project so developed or operated, if: 372 1. There is a public need for or benefit derived from a 373 project of the type the private entity proposes as a qualifying 374 project. 375 2. The estimated cost of the qualifying project is 376 reasonable in relation to similar facilities. 377 3. The private entity’s plans will result in the timely 378 acquisition, design, construction, improvement, renovation, 379 expansion, equipping, maintenance, or operation of the 380 qualifying project. 381 (f) The responsible public entity may charge a reasonable 382 fee to cover the costs of processing, reviewing, and evaluating 383 the request, including, but not limited to, reasonable attorney 384 fees and fees for financial, technical, and other necessary 385 advisors or consultants. 386 (g) Upon approval of a qualifying project, the responsible 387 public entity shall establish a date for the commencement of 388 activities related to the qualifying project. The responsible 389 public entity may extend such date. 390 (h) Approval of a qualifying project by the responsible 391 public entity is subject to entering into a comprehensive 392 agreement with the private entity. 393 (7) NOTICE TO AFFECTED LOCAL JURISDICTIONS.— 394 (a) Any private entity requesting approval from, or 395 submitting a proposal to, a responsible public entity must 396 notify each affected local jurisdiction by furnishing a copy of 397 its request or proposal to each affected local jurisdiction. 398 (b) Each affected local jurisdiction that is not a 399 responsible public entity for the respective qualifying project 400 shall, within 60 days after receiving such notice, submit any 401 comments it may have in writing to the responsible public entity 402 and indicate whether the facility is compatible with the local 403 comprehensive plan, the local infrastructure development plans, 404 the capital improvements budget, or other governmental spending 405 plan. Such comments shall be given consideration by the 406 responsible public entity before entering a comprehensive 407 agreement with a private entity. 408 (8) INTERIM AGREEMENT.—Before, or in connection with, the 409 negotiation of a comprehensive agreement, the responsible public 410 entity may enter into an interim agreement with the private 411 entity proposing the development or operation of the qualifying 412 project. An interim agreement does not obligate the responsible 413 public entity to enter into a comprehensive agreement. An 414 interim agreement must be limited to provisions that: 415 (a) Authorize the private entity to commence activities for 416 which it may be compensated related to the proposed qualifying 417 project, including, but not limited to, project planning and 418 development, design and engineering, environmental analysis and 419 mitigation, surveys, or other activities concerning any part of 420 the proposed qualifying project, and ascertaining the 421 availability of financing for the proposed facility or 422 facilities. 423 (b) Establish the process and timing of the negotiation of 424 the comprehensive agreement. 425 (c) Contain any other provisions related to any aspect of 426 the development or operation of a qualifying project which the 427 responsible public entity and the private entity deem 428 appropriate. 429 (9) COMPREHENSIVE AGREEMENT.— 430 (a) Before developing or operating the qualifying project, 431 the private entity shall enter into a comprehensive agreement 432 with the responsible public entity. The comprehensive agreement 433 shall provide for: 434 1. Delivery of maintenance, performance, and payment bonds 435 and letters of credit in connection with the development or 436 operation of the qualifying project in the forms and amounts 437 satisfactory to the responsible public entity. For those 438 components of the qualifying project which involve construction, 439 the form and amount of the bonds must comply with s. 255.05. 440 2. Review of plans and specifications for the qualifying 441 project by the responsible public entity and approval by the 442 responsible public entity if the plans and specifications 443 conform to standards acceptable to the responsible public 444 entity. This subparagraph does not require the private entity to 445 complete the design of a qualifying project before the execution 446 of a comprehensive agreement. 447 3. Inspection of the qualifying project by the responsible 448 public entity to ensure that the operator’s activities are 449 acceptable to the public entity in accordance with the 450 comprehensive agreement. 451 4. Maintenance of a policy or policies of public liability 452 insurance, copies of which shall be filed with the responsible 453 public entity accompanied by proofs of coverage, or self 454 insurance, each in the form and amount satisfactory to the 455 responsible public entity and reasonably sufficient to ensure 456 coverage of tort liability to the public and employees and to 457 enable the continued operation of the qualifying project. 458 5. Monitoring the practices of the private entity by the 459 responsible public entity to ensure that the qualifying project 460 is properly maintained. 461 6. Reimbursement to be paid to the responsible public 462 entity for services provided by the responsible public entity. 463 7. Filing of appropriate financial statements on a periodic 464 basis. 465 8. Procedures governing the rights and responsibilities of 466 the responsible public entity and the private entity in the 467 event the comprehensive agreement is terminated or there is a 468 material default by the private entity. Such procedures must 469 include conditions governing assumption of the duties and 470 responsibilities of the private entity by the responsible public 471 entity and the transfer or purchase of property or other 472 interests of the private entity by the responsible public 473 entity. 474 9. Fees, lease payments, or service payments as may be 475 established by agreement of the parties. A copy of any service 476 contract shall be filed with the responsible public entity. In 477 negotiating user fees, the parties shall establish fees that are 478 the same for persons using the facility under like conditions 479 and that will not materially discourage use of the qualifying 480 project. The execution of the comprehensive agreement or any 481 amendment thereto constitutes conclusive evidence that the fees, 482 lease payments, or service payments provided for comply with 483 this section. Fees or lease payments established in the 484 comprehensive agreement as a source of revenues may be in 485 addition to, or in lieu of, service payments. 486 10. Duties of the private entity, including terms and 487 conditions that the responsible public entity determine serve 488 the public purpose of this section. 489 (b) The comprehensive agreement may include: 490 1. An agreement by the responsible public entity to make 491 grants or loans to the private entity from amounts received from 492 the federal, state, or local government or any agency or 493 instrumentality thereof. 494 2. Provisions under which each entity agrees to provide 495 notice of default and cure rights for the benefit of the other 496 entity, including, but not limited to, provisions regarding 497 unavoidable delays. 498 3. Provisions whereby the authority and duties of the 499 private entity under this section will cease and the qualifying 500 project be dedicated to the responsible public entity or, if the 501 qualifying project was initially dedicated by an affected local 502 jurisdiction, to such affected local jurisdiction for public 503 use. 504 (10) FEES.— 505 (a) Agreements entered into pursuant to this section may 506 authorize the private entity to impose fees for the use of the 507 facility. The following provisions apply to such agreements: 508 1. The public-private partnership agreement must ensure 509 that the facility is properly operated, maintained, and renewed 510 in accordance with the responsible public entity’s standards. 511 2. The responsible public entity may develop new facilities 512 or increase capacity in existing facilities through public 513 private partnerships. 514 3. The responsible public entity may lease existing fee 515 for-use facilities through public-private partnerships. 516 4. Any revenues must be regulated by the responsible public 517 entity pursuant to guidelines or rules established pursuant to 518 subsection (3). The regulations governing the future increase of 519 fees must be included in the public-private partnership 520 agreement. 521 (b) The responsible public entity shall include provisions 522 in the public-private partnership agreement which ensure that a 523 negotiated portion of revenues from fee-generating projects are 524 returned to the public entity over the life of the agreement. In 525 the case of a lease of an existing facility, the responsible 526 public entity shall receive a portion of funds upon closing on 527 the agreements and also a portion of excess revenues over the 528 life of the public-private partnership. 529 (11) FINANCING.— 530 (a) A private entity may enter into private-source 531 financing agreements between financing sources and the private 532 entity. All financing agreements and any liens on the property 533 or facility must be paid in full at the applicable closing that 534 transfers ownership of a facility to a responsible public 535 entity. 536 (b) The responsible public entity may lend funds from its 537 trust fund to private entities that construct projects 538 containing facilities that are approved under this section. To 539 be eligible, a private entity must comply with s. 215.97 and 540 must provide an indication from a nationally recognized rating 541 agency that the senior bonds for the project will be investment 542 grade, or must provide credit support, such as a letter of 543 credit or other means acceptable to the responsible public 544 entity, to ensure that the loans will be fully repaid. The 545 state’s liability for the funding of a facility is limited to 546 the amount approved for that specific facility in the 547 responsible public entity’s 5-year work program adopted pursuant 548 to the responsible public entity’s rules, or otherwise limited 549 to 15 percent of the responsible public entity’s total funding 550 for similar projects in a given fiscal year. 551 (c) The responsible public entity may use innovative 552 finance techniques associated with a public-private partnership 553 under this section, including, but not limited to, federal loans 554 as provided in Titles 23 and 49 C.F.R., commercial bank loans, 555 and hedges against inflation from commercial banks or other 556 private sources. A responsible public entity may use the model 557 financing agreement provided pursuant to s. 489.145(6) for its 558 financing of a facility owned by a responsible public entity. A 559 financing agreement may not require the responsible public 560 entity to indemnify the financing source, subject the 561 responsible public entity’s facility to liens in violation of s. 562 11.066(5), or secure financing by a responsible public entity 563 with a pledge of security interest, and any such provisions are 564 void. 565 (12) POWERS AND DUTIES OF THE PRIVATE ENTITY.— 566 (a) The private entity shall: 567 1. Develop or operate the qualifying project in a manner 568 that is acceptable to the responsible public entity in 569 accordance with the provisions of an interim or comprehensive 570 agreement. 571 2. Maintain, or provide by contract for the maintenance or 572 upgrade of, the qualifying project if required by an interim or 573 comprehensive agreement. 574 3. Cooperate with the responsible public entity in making 575 best efforts to establish any interconnection with the 576 qualifying project requested by the responsible public entity. 577 4. Comply with an interim or comprehensive agreement and 578 any lease or service contract. 579 (b) Each private facility constructed pursuant to this 580 section must comply with all requirements of federal, state, and 581 local laws; state, regional, and local comprehensive plans; 582 responsible public entity rules, procedures, and standards for 583 facilities; and any other conditions that the responsible public 584 entity determine to be in the public’s best interest. 585 (c) The responsible public entity may exercise any power 586 possessed by it, including eminent domain, to facilitate the 587 development and construction of projects pursuant to this 588 section. The responsible public entity may provide services to 589 the private entity. Agreements for maintenance and other 590 services entered into pursuant to this section must provide for 591 full reimbursement for services rendered for projects. 592 (d) A private entity of a qualifying project may provide 593 additional services for the qualifying project to public or 594 private entities other than the responsible public entity if the 595 provision of additional service does not impair the private 596 entity’s ability to meet its commitments to the public entity 597 pursuant to an interim or comprehensive agreement. 598 (13) EXPIRATION OR TERMINATION OF AGREEMENTS.—Upon 599 expiration or termination of an interim or comprehensive 600 agreement, the responsible public entity may use revenues to pay 601 current operation and maintenance costs of the qualifying 602 project, as well as compensation to the responsible public 603 entity for its services in developing and operating the 604 qualifying project. Except as provided otherwise in the interim 605 or comprehensive agreement, the right to receive such payment, 606 if any, is considered just compensation for the qualifying 607 project in the event termination is due to the default of the 608 private entity; however, this right does not affect the right of 609 the responsible public entity to terminate, with cause, an 610 interim or comprehensive agreement and to exercise any other 611 rights and remedies that may be available to it at law or in 612 equity. The full faith and credit of the responsible public 613 entity may not be pledged to secure any financing of the private 614 entity by the election to take over the qualifying project. 615 Assumption of the development or operation of the qualifying 616 project does not obligate the responsible public entity to pay 617 any obligation of the private entity from sources other than 618 revenues. 619 (14) SOVEREIGN IMMUNITY.—This section does not waive the 620 sovereign immunity of the state, any responsible public entity, 621 any affected local jurisdiction, or any officer or employee 622 thereof with respect to participation in, or approval of, all or 623 any part of the qualifying project or its operation, including, 624 but not limited to, interconnection of the qualifying project 625 with any other infrastructure or project. Counties and 626 municipalities in which a qualifying project is located possess 627 sovereign immunity with respect to the project’s design, 628 construction, and operation. 629 (15) CONSTRUCTION.—This section shall be liberally 630 construed to effectuate the purposes thereof. 631 (a) This section does not affect the authority of the 632 responsible public entity to take action that would impact the 633 debt capacity of the state. 634 (b) This section does not limit the state or its agencies 635 in the acquisition, design, or construction of public projects 636 pursuant to other statutory authority. 637 (c) Except as otherwise provided in this section, this 638 section does not amend existing laws by granting additional 639 powers to, or further restricting, local governmental entities 640 from regulating and entering into cooperative arrangements with 641 the private sector for the planning, construction, and operation 642 of facilities. 643 Section 2. This act shall take effect July 1, 2012.