Are there any pre-qualification requirements for the Mixed Use/Student Housing and Faculty/Staff Housing projects? If so, is there a list of pre-qualified entities for the West Village Request for Qualifications?

There are no pre-qualification requirements, and thus no list of pre-qualified entities for the West Village project. The process is open to all interested parties who comply with the submittal requirements set forth in the Request for Qualifications.

Has there recently been a lawsuit filed against the Board of Regents regarding this development? I read a press release that said they would be filing another suit since the last one was dismissed. Will the new suit be filed in Alameda Superior Court again?

As indicated in the Requests For Qualifications, a local neighborhood group filed a lawsuit challenging the adequacy of the approved environmental impact report (EIR) for the project. On June 30, 2004, the Alameda Superior Court found in favor of the campus and denied the challenge to the EIR.

In a newspaper article subsequent to the decision, the plaintiffs stated their intent to appeal the decision of the Superior Court. As of this writing (September 16, 2004), the campus has not received notice of an appeal.

Please clarify the possible demand or desired mix of student apartment-style housing -- 2 bedrooms/1 bath; 2 bedrooms/2 bath; 4 bedrooms/2 baths; etc. What square footage ranges should be assumed for the above student unit types?

The campus anticipates a range of unit types and sizes based on collaborative planning between the selected developer and various campus constituents including the Office of Student Affairs, Associated Students of the University of California, Davis and the Graduate Student Association among others. At this stage of the planning process, the campus has no preconceived notions of the appropriate mix.

Page 2 of the mixed-use and student housing RFQ identifies a market rate of $1,035 per month for unfurnished two-bedroom apartment. Does that number include any utilities? What might be the typical size of such a unit in Davis (rentable square feet or gross)?

The figure cited in the RFQ is from the 2003 Davis Apartment Vacancy and Rental Rate Report, prepared by the UC Davis Student Housing office. The figure represents the average monthly rental rate of 3,894 unfurnished two-bedroom apartments surveyed in October and November 2003, and does not include utilities. The report does not include information about unit sizes.

Please identify development fees.

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The university has prepared a preliminary financial feasibility analysis indicating that total infrastructure costs, including development fees, will be comparable to those of neighboring jurisdictions. The scope and extent of such fees will be one component of negotiations with the selected finalist relating to sale prices or rental rates and a market rate of return based on risk.

Please clarify utility operational fees.

Utility rates for water, wastewater, and storm drainage will be based on cost of service. Although specific rates have not yet been determined, preliminary analysis indicates such rates will be comparable if not less than rates in the city of Davis.

 

If a developer will be submitting qualifications on both RFQs is it necessary to submit qualifications on both, or can one comprehensive submittal address both RFQs?

Developers need not prepare separate submittals. A single comprehensive submittal may address both RFQs.

Who will be reviewing and judging the submittals?

A committee of university staff will review the submittals and determine the list of finalists to participate in the proposal phase of the solicitation process. Committee members will include representatives of the Office of Resource Management and Planning, Real Estate Services, Student Affairs, and General Counsel.

Will the same panel or judges review both RFQ submittals or will there be separate panels for each RFQ?

The same panel will review both RFQs.

Is it the university's intent to design and execute the installation of infrastructure? If so, what infrastructure will be included?

The university anticipates designing and installing backbone infrastructure systems to a central location in the West Village site, to which specific projects will connect. Backbone infrastructure includes the widening and extension of Hutchison Drive from Highway 113 into the site, domestic water, wastewater collection, storm water retention and drainage including ponds, electricity, natural gas, and telecommunications. As noted in the RFQs, the campus will seek input from the selected developer(s) in planning and design of such infrastructure.

How flexible is the master plan in terms of adjusting the land plan to increase density?

The densities articulated in the master plan reflect a careful balancing of competing issues identified during the process of developing the plan. Such issues include minimizing land consumption and impacts to surrounding agricultural uses, reasonable compatibility with surrounding uses and the larger community of Davis, construction costs and parking accommodations required for higher density development, and creating high-quality student environments. Importantly, the master plan adopted by The Regents of the University of California includes a certified environmental impact report (EIR). To the extent that West Village remains within the general parameters of the EIR (for example, total population or traffic generation), subsequent environmental analysis will likely be less detailed and less time-consuming. However, the university encourages innovative designs. Within the parameters of the certified EIR, the campus has flexibility to consider different configurations, densities, etc.

Does the university have a predetermined time frame on the term of ground leases?

Ground leases for faculty and staff units in Aggie Village have 99 year terms. The most recent third-party student housing project on campus, the Colleges at La Rue, has a 65 year ground lease. Ground leases for West Village will likely be similar, but the campus is willing to discuss alternative terms.

Are there any restrictions (or guidance) on the page dimensions of the RFQ package (i.e. letter, legal and/or 11X17 sheets are acceptable)?

The university encourages concise submittals that address the identified requirements. We leave the precise content of the submittal to each respondent's discretion.

The University of California Office of the President is presently reviewing the university's policy regarding payment of prevailing wages for third-party development on university land. We anticipate this issue will be resolved prior to the selected finalists being asked to prepare proposals. Additional information on this issue will be provided to selected finalists at that time.

We are primarily interested in knowing your approach to determining a risk adjusted rate of return. At the later proposal stage, selected finalists will be asked to provide project pro formas, including profit. The proposals will form the basis for negotiations of all business terms. At this qualifications stage, however, we would like to know how the information provided in the RFQ relating to the campus goals, proposed development program, ground lease, and potential business arrangement affects or adjusts your rate of return -- both your return on total project cost and return on equity.

 

What assumptions are suggested for number of beds per dwelling unit?

The following assumptions were used in the environmental impact report for the Neighborhood Master Plan:

• Single-family detached homes: 2.5 persons per unit
• Townhouses: 2.5 persons per unit
• Faculty/staff apartments: 2.5 persons per unit
• Mixed-use center apartments: 2.5 persons per unit
• Student apartments: 3.0 persons per unit
• Student family apartments: 2.38 persons per unit
• Cottage units: 1.5 persons per unit

While these averages were used for impact assessment, the campus anticipates working with the selected developer and campus constituents to determine appropriate ranges of unit sizes within all housing categories.

What are the parking requirements per dwelling unit?

For apartment housing, parking is assumed at a rate of three spaces per four beds. The campus looks forward to developers proposing innovative strategies to reduce parking need throughout West Village.

Will there be a pre-submittal briefing or conference prior to the due date for qualifications?

There will be no pre-submittal briefing or bidders conference prior to the due date for qualifications.

Can prospective bidders recieve a list of all persons receiving the Request for Qualifications package?

The campus has distributed more than a hundred RFQ packages. We did not disclose to recipients that their names would be revealed to other prospective respondents. We therefore feel it would not be appropriate to distribute that information.

What is the projected density for the single family homes, or units per acre?

The "Typical Design Characteristics" section (Chapter 5) of the Neighborhood Master Plan indicates a range of anticipated housing densities as follows:

• "Main Street" homes: 4 to 6 units per acre without cottages; 6 to 8 units per acre with cottages
• Detached homes: 5.7 to 9.2 units per acre without cottages; 7.6 to 12.2 units per acre with cottages
• Townhouses: 15 to 20 units per acre without cottages
• Faculty/staff apartments: 20 to 25 units per acre
• Mixed-use housing: 20 to 25 units per acre
• Student apartments: 25 to 35 units per acre