Project Summary – West Village
UC Davis is seeking a Developer to design, construct, own and operate a new student housing project to be constructed at UC Davis West Village (“West Village”) to serve transfer students. Goals for the West Village Transfer Student Housing Project are to maximize affordability, to build community, and to provide for exceptional facility design and operations. The Project should be available for occupancy by August 2020.
- The selected Developer will be required to provide a target of 1,875 beds of apartment-style housing at a starting rent not to exceed $750 per bed (single occupancy-1 bed per bedroom) and $600 per bed (double occupancy-2 beds per bedroom) in 2017 dollars. Annual rent escalations will be the lesser of (i) CPI, or (ii) 2%.
- Up to 30% of the bedrooms may have double occupancy. This means that up to 1,500 bedrooms may be constructed to reach the total desired target of 1,875 beds.
- The selected Developer will be asked to provide a long-term property management plan to provide best-in-class property management.
- The ground lease will provide for an annual evaluation of property management services by UC Davis Student Housing and Dining Services and UC Davis Real Estate Services using agreed upon performance metrics.
- UC Davis Student Housing and Dining Services will master lease up to 1,000 beds from the selected Developer for five years with five one-year options to extend with a continuing right of first offer to lease additional beds from the selected Developer. UC Davis Student Housing and Dining Services will then enter into Student Housing Agreements with the individual transfer students as to such beds.
- UC Davis Student Housing and Dining Services will provide residential programming, including resident assistants and other program managers, to the transfer students geared to provide them with the necessary resources to succeed at UC Davis.
Facility Design and Operations
- West Village is designed to be a zero net energy community. The Project should be designed to be all electric and zero net energy from the grid on an annual basis.
- The selected Developer will be required to develop a site plan that maximizes density on the site.
- The Project should include a community building that features individual and group study spaces and a community room that can be used for larger gatherings. Study spaces should also be integrated into the Project at the building scale and incorporated in the outdoor living space.
- The Project should include the design, construction, and maintenance of an approximately three-acre Central Green, to be designed collaboratively by the selected Developer and the University and to be used by the residents of the Project and the larger West Village neighborhood.
- The Project does not impose a building height restriction. Exceeding the target of 1,875 beds, is encouraged, if financially feasible.
- The Project should incorporate low-impact design features to treat storm water run-off from the site consistent with the UC Davis Storm Water Master Plan.
- The Developer should present the most cost effective laundry strategy – whether in unit or common laundry facilities.
- The Project should be designed as a bicycle-oriented development. On-site automobile parking for the Project should be minimized to the extent feasible and alternative parking and transportation solutions should be evaluated. The University will work with the selected Developer to minimize on-site parking allowing for more acreage to be used to provide additional student housing on the Project site. The University will provide off-site parking on a site adjacent to the Project.
- The Project should incorporate bike-friendly amenities on-site and include dedicated bicycle pathways and secure bicycle parking (at least 1 bike parking spot per bed) and bike-friendly circulation.
The West Village neighborhood is located to the immediate west of Highway 113 and the main campus, between Russell Boulevard and Hutchison Drive. The West Village Transfer Student Housing site consists of approximately 22 acres located in the West Village neighborhood, bounded by Acer Street to the north, the Viridian and Solstice apartments to the east, an agricultural buffer to the west, and unimproved land to be used as a new surface parking lot to be designed, owned and operated by the University to the south. The Project site is directly adjacent to the Solstice and Viridian apartment complexes that are owned by West Village Community Partnership, LLC and operated by Greystar.
The Project site is presently unimproved.
All utilities are available to the site. UC Davis staff believes that utility capacities are adequate to serve the Project; however, the Developer will be expected to confirm the adequacy of utilities and will be responsible for all utility costs/fees as a cost of the Project, including any connection fees for campus utilities. Electricity will likely be served by PG&E from the north end of the Project site, while the wet utilities including domestic water, storm water and sewer will be served by UC Davis campus infrastructure from the south Project site.
UC Davis will require that the design of the Project be all electric and meet a zero net energy standard as well as all provisions of the UC Sustainable Practices Policy and take into account the UC Carbon Neutrality Initiative.
The selected Developer will be required to comply with the Memorandum of Agreement Re: University of California, Davis—West Village, Department of Industrial Relations Coverage Determination Public Works Case No. 2010-024, December 20, 2013 dated January 15, 2016.
As the site is University-owned, the Project is not subject to the zoning and building ordinances of local jurisdictions, including building permits and inspections. The Regents of the University of California will serve as the entitling body for the Project, and as such will function as the lead agency with respect to compliance with the California Environmental Quality Act (“CEQA”). The University will serve as the building official with respect to review and approval of Project construction documents and inspection of the construction of the Project. Project construction plans will also be subject to review and approval by the campus designated State Fire Marshal. The design of the Project will be subject to the approval of the Board of Regents.