Request for Proposals
(Stage Two of a Two-Stage RFQ/RFP Qualifications-Based
Competitive Selection Process)
University of California, San Diego
North Campus Apartments
Issued to:
Prequalified Development Teams:
Allen & O’Hara/Fairfield LLC
with SOM, Chicago, Architects
American Campus Communities
with Perkins & Will, Architects
JPI Westcoast Development LP
with either Studio E
or Fisher Friedman and
Moore, Ruble & Yedell, Architects
Trammel Crow Company
with SOM, San Francisco, Architects
Issued by:
Office of Real Estate Development
University of California, San Diego
July 1, 2002
Request for Proposals
University of California, San Diego
North Campus Apartments
Table of Contents
Page
Section 1
Introduction
1
Section 2
Project Goals
1
Section 3
Project Requirements
2
Section 4
RFP Submission Requirements
8
Section 5
Instructions to Proposers and Review Process
12
Section 6
Preliminary Project Schedule
15
Exhibit A-1
Project Costs and Fees
Exhibit A-2
Operating Costs
Exhibit A-3
Cash Flow Analysis
APPENDICES B, C, D, AND E, ISSUED AS A PART OF THE RFQ, ARE ALSO
INCORPORATED INTO THIS RFP DOCUMENT:
Appendix B
Project Site
Appendix C
Design Guidelines
Appendix D
Environmental Issues
Appendix E
Utility Assessment
2
Section 1
Introduction
The University of California, San Diego (the “University”) has completed its process to
pre-qualify firms to design, finance, construct, develop, own, and manage a rental
housing apartment complex for advanced standing (juniors and seniors) undergraduate
students and transfer students on leased land on the University of California, San Diego
(UCSD) North Campus (the “Project”). The Project will include space associated with
the Project’s operations, as well as associated parking facilities.
The Project, to be known as “North Campus Apartments”, will be located on
approximately 5 acres of land (“Project Site”) in the northern sector of the campus. The
Project MUST be ready for full occupancy no later than September 1, 2005.
The University will retain ownership of the Project Site and make it available to the
selected proposer (“Developer”) under a Ground Lease arrangement. The Ground
Lease for the Project Site will be for a term of not more than 25-40 years, at which time
the improvements will revert to the University’s ownership or be demolished. Neither the
University’s fee interest in the Project site nor the University’s interest in the Ground
Lease will be subordinated to any financing or other lien or encumbrance which the
Developer may obtain in connection with development and ownership of the Project.
However, subject to the terms of the Ground Lease, the Developer will have the right to
pledge its interest in the Ground Lease as security to a recognized lending institution,
which advances funds for the development of the Project.
This is the second stage of a two-stage Request for Qualifications (RFQ), and Request
for Proposals (RFP) competitive selection process. The RFQ stage was issued on
March 24, 2002 and completed on June 5, 2002. A short list of pre-qualified Developers
is invited at this time to submit detailed project proposals for the RFP stage.
This RFP document delineates only the process and requirements for the RFP stage,
which is the evaluation of short-listed Developers’ cost, finance, schedule, design, and
management proposals in response to specific requirements of the Project. The RFP
stage will result in a ranking of the Developers, and the University will proceed to
exclusively negotiate an Agreement with the highest ranked Developer. RFP submittals
are due by 4:30 PM on September 20, 2002.
Following are the University’s goals and requirements for the Project, RFP submission
requirements, instructions, and review process.
Section 2
Project Goals
The University desires that the proposed Project will:
 Consist of an architecturally and visually appealing apartment complex, which
reflects varied elevations in buildings from approximately 30 feet to an
approximate maximum of 90 feet in height (see Appendix C Design Guidelines
1
of the RFQ) in order to meet the program target of a mimimum of 1,050
apartment beds (single occupancy).
 Provide housing at rental rates which are comparable to other on-campus
housing facilities now and in the future.
 Deliver the total number of beds no later than September 1, 2005.
 Feature high quality construction.
 Use first class maintenance and operating standards.
 Be staffed with experienced property management professionals showing
sensitivity to student needs.
 Provide the University with participation in cash flow from Project revenues.
Section 3
Project Requirements
Project Programming
The University intends that the new North Campus Apartments Project will consist of the
following components:

Apartments. A program target of a minimum of 1,050 apartment beds, all of
which are single occupancy (one bed per bedroom), provided in a mix of one
bedroom/one bath (minimum of 500 gross square feet), two bedroom/two bath
(minimum of 900 gross square feet), and three bedroom/two bath (minimum of
1,140 gross square feet) options. The preferred unit mix ratio is: 25% one
bedroom, 50% two bedroom, and 25% three bedroom units, as further outlined
below. The University seeks to maximize the number of beds while preserving
quality of life in the Project.
# of Units
131
263
131
525
Unit Type
1/1
2/2
3/2
Min Unit Sq.Ft.
Beds/Unit
# of Beds
500
900
1,140
1
2
3
131
526
393
1,050

Automobile Parking. Automobile parking exclusively for the use of residents
and on-site staff at a ratio of one (1) parking space per bed.

Bicycle Parking. Bicycle parking racks located throughout the project at a
minimum ratio of 10-20% of the number of beds.

Outdoor Space. Outdoor space generously landscaped for passive use, which
may include such things as seating areas, picnic tables, and barbecues. Since
many recreational facilities are available nearby in other campus facilities, such
facilities as swimming pools, tennis, or basketball courts should not be included.
Refer to Figure 12 in Appendix C Design Guidelines of the RFQ for required
open space corridors.
2

Telephone, Cable Television and Data Service. Telephone, cable television,
and data access is the responsibility of the Developer. The University currently
provides cable television and data services to other on-campus housing facilities
and the costs are included as part of the rental rate. The Developer should
consider including these University service providers when determining the most
cost effective method of providing the highest quality of these services to the
residents.

Utilities. Utilities except water and trash shall be paid separately by the residents.
All units must be individually metered for gas/electric.

Operational Space. Facilities such as a maintenance shop and equipment
storage area as required by the Developer.

Staff Apartments. Apartments (not included in program target number)
designated for Developer’s on-site, live-in management staff.

Meeting Space. Common meeting space appropriate to the design and size of
building(s). For example, computer lounge(s), study room(s), but at a minimum a
common meeting room of approximately 1,000 gross square feet, with kitchenette
facilities, furnishings, and telephone, data, and cable service.
Project Phasing
Development of the project can be undertaken in phases. Phasing of the Project should
achieve the delivery of a maximum number of beds possible prior to the deadline (for
example, up to 50% of total beds available by June 15, 2005). However, the total
number of beds must be delivered no later than September 1, 2005.
Apartment Requirements

Furnishings – furnish units appropriately for transfer and advanced
standing students.

Living room – size living rooms sufficiently large to allow the residents to
congregate together comfortably.

Bedroom Occupancy - one occupant per bedroom is mandatory.

Bedroom Windows - each bedroom must have at least one operable window.

Bathrooms - one full bathroom with toilet, bathtub, shower and vanity for each
one-bedroom unit. Two and three-bedroom units must include at least one full
bathroom including bathtub. (Note: Toilet, shower, and vanity may be placed in
separate but adjacent areas for more efficient use and privacy.) Bathrooms
require vent fan and/or operable window in each shower area.

Kitchen - assume more than one occupant may be cooking at the same time and
include sufficient counter and cabinet space, a four-burner, self cleaning
stove/oven with exhaust fans vented to the exterior, sink/garbage disposal,
microwave oven, dishwasher, and large capacity frost-free refrigerator
appropriate to the number of occupants.
3

Washer/Dryer – full size washer and dryer standard to industry in each apartment
unit.

Patio - each unit should have a patio or balcony of at least 40 square feet with no
plan dimension less than five feet (patio included in apartment gross square
footage).

Windows and Window Coverings – provide as much natural light as possible. A
combination of miniblinds and vertical blinds may be used.

Doors - solid-core entry and bedroom doors.

Security - window and door security that meets or exceeds criteria (to be
provided). Each bedroom must be lockable via key or card key. Main entries
must be equipped with wide-angle door viewers and be card key or key
controlled.

Electrical - capacity that assumes the use by each resident of a computer,
printer, stereo, television, facsimile machine, and array of small and large
appliances, many of which will be running simultaneously.

Telecom Outlets - separate connections in each bedroom and living room for
telephone, cable television, and data line for connecting to an optic fiber network.
Occupancy, Rental Rates, and Student Referral
Occupancy
The Developer should use the following tiered priority system for occupancy,
which may be subject to change by UCSD Housing and Dining Services. Exceptions
may be approved by written request at the sole discretion of the Director of Housing and
Dining Services.

Priority 1: Any new single undergraduate with a designation of “Transfer”
and full-time status.

Priority 2: Any single undergraduate with a designated class standing of
Junior or Senior and full-time status.

Priority 3: Any single undergraduate with a designated class standing of
Sophomore and full-time status.

Priority 4: Any currently enrolled single advance standing undergraduate
with part-time status.

Priority 5: Any currently enrolled single graduate or medical student.

Priority 6: UCSD faculty or staff

Priority 7: Non-UCSD affiliates
Proposed Rental Rates
It is the intention of the University to provide housing at rental rates that are
comparable to other on-campus housing facilities. Therefore, the following average
per unit rental rates in the first year (in 2005 dollars) are as follows. The University
desires that 12-month leases be used. Rents must include furnishings, water,
4
refuse removal, and routine and emergency maintenance services. Electricity,
gas, cable TV, data services, and parking fees are not included. Developer is
required to propose a schedule for parking fees assessed to residents. Campus
monthly parking fees for 2005/06 are estimated to be $56 for students.



One bedroom/one bath
Two bedroom/two bath
Three bedroom/two bath
$1,158 per unit per month
$1,748 per unit per month
$2,327 per unit per month
Rental Rate Adjustments
Annual rent increases will be limited to increases in the Consumer Price Index,
provided that such increases shall not exceed 3% plus ½ of any Consumer Price Index
increase in excess of 3%. In addition, a formula-driven process shall be included in the
ground lease for periodic reevaluation adjustments (every 5 years) comparing this
Project to other on-campus housing rental rates and community rental rates.
Student Referral
The University’s involvement in the student referral process will be limited to:
 Include information regarding the Project in the housing application
materials for newly admitted transfer students.
 Provide to Developer mailing addresses of all newly admitted transfer
students who authorize UCSD to release this information.
 Provide to upper class students information regarding the Project along
with listings of other campus units.
 Allow information regarding the Project to be linked to the official
Housing and Dining Services website.
 Provide confirmation of the status of residents and potential residents.
Other Project Guidelines and Requirements

Project will be subject to Design Guidelines (Appendix C of RFQ).

This document is meant to provide general design standards and guidelines
for the development of the University of California, San Diego North Campus
Apartments. If the University identifies no specific guidelines, the Developer
will build to the City of San Diego or the most recent Uniform Building Code
(UBC) requirements, using the most restrictive code. This document is not
aimed to replace the work of the Design Professionals or their best
judgment. These standards are complementary to the Project program, and
have been modified for this Project.

While the University is not subject to the building ordinances and zoning
requirements of local building jurisdictions, the University requires the
Project to comply with all applicable local codes and ordinances. City of San
Diego building permits are not required for real estate owned or controlled by
the University. The University of California, San Diego Office of Facilities
Design and Construction is the code official. However, the design and
construction of utility related connections and fire protection systems may
require liaison with local jurisdictions. This liaison shall be coordinated only
through the University’s Designated Administrator. Construction or
5
encroachment upon city or county owned property is subject to local codes
and requirements.

The UC Regents require that an independent review be conducted of the
structural seismic design of all capital projects which involve structural
design and are intended for human occupancy or which affect human safety,
and include review of non-structural building elements. In all cases, working
drawings and calculations shall be reviewed by an independent structural
engineer for conformance of the new work to the most current and stringent
applicable seismic design code requirements of UBC, CCR, and Title 24
prior to commencing work or authorizing structural change orders. The
developer will have both its architects and engineer certify in writing that the
completed improvements meet the performance rating required by the
University of California’s Seismic Safety Policy Criteria. A copy of the
independent structural engineer’s peer review report will be given to the
Office of Facilities Design and Construction.

The design and construction of this project must comply with the applicable
laws, rules and regulations of the California Code of Regulations (CCR),
2001 Edition. The developer is responsible for the design’s compliance with
these laws, rules and regulations. The following list, not meant to be totally
inclusive or exclusive, of CCR titles contain requirements applicable to this
project.
o
Title 8
Industrial Relations
o
Title 17
Public Health
o
Title 19
Public Safety
o
Title 22
Public Health
o
Title 24
Building Standards
o
NFPC
National Fire Protection Code
o
OSHA
Federal Occupational Safety and Health Act of 1970
o
UBC
Uniform Building Code
o
UPC
Uniform Plumbing Code
o
NEC
National Electric Code with California Amendments
o
ADA
Americans with Disabilities Act

Plan review and inspection will be performed by UCSD Facilities Design &
Construction and the UCSD Fire Marshal. Developer will pay UCSD in advance
for plan check and building permit (inspection) fees as follows: (1) Plan Check
Fees: $18,000 for the first $10,000,000 valuation plus $2.50 for each additional
$1,000 valuation or fraction thereof; (2) Building Permit Fees: $27,000 for the first
$10,000,000 valuation plus $3.75 for each additional $1,000 valuation or fraction
thereof.

The University’s review of plans and related documents at the various stages
of project development is intended as a check by the University to determine
that:
6
1. The design solution satisfies the University housing programmatic
needs.
2. The project is in conformance with University administrative
policies and procedures.
3. The construction documents meet statutory and University
requirements.

Review by the University of the plans, designs and related documents shall
not relieve the Design Professional of responsibility for the adequacy of the
design. University of California, San Diego’s final written approval will be the
equivalent of a building permit.

Compliance with the applicable construction codes and regulations is a
normal element of all construction projects, and will be the responsibility of
the Development Team. Unless otherwise enumerated in the Developer’s
proposal and subsequently approved by the University, the North Campus
Apartments project shall be designed to meet applicable codes and be in
accordance with the UCSD Facilities Design Guidelines. The Developer is
responsible for coordination of design for all applicable disciplines as
necessary for complete construction. This includes, but is not limited to:
market data research, site planning, surveying, geotechnical, civil
engineering, site demolition, landscape architecture and irrigation design,
architectural, structural, mechanical, plumbing, fire protection, electrical,
telecommunications, acoustical, interior design and furniture procurement,
and all necessary project scheduling, cost estimating as required to
complete the development within the program and guidelines established by
the University.

Developers will be required to obtain copies of UCSD Facilities Design
Guidelines from the Office of Real Estate Development. Copies are available in
hard copy as well as CD-Rom.

Developers will be required to obtain copies of Supplemental Requirements from
the Office of Real Estate Development.

Site services and utilities are as outlined in Appendix E of the RFQ.

Developer’s contractor and subcontractors shall pay prevailing wages in the
manner required of public entities that are subject to Section 1770 and applicable
sections of the California Labor Code.

A University-approved consultant under the direction of the Developer shall
prepare environmental documentation for the Project in accordance with
University requirements and the California Environmental Quality Act (CEQA)
Guidelines (Section 15000 et. Seq., Title 14, Code of California Regulations).
Such documentation shall be tiered from the University of California, San Diego
1989 Long Range Development Plan (LRDP) Environmental Impact Report
(EIR). The University is the lead agency for the Project and will review and
approve all documentation. Additional environmental issues are outlined herein
(Appendix D of RFQ).

The Developer will be responsible for preparation of the coastal development
permit application to the California Coastal Commission, in consultation with
UCSD representatives.
7
Section 4
RFP Submission Requirements
The University will consider all submitted information and determine which of the
proposals submitted, in the University’s sole discretion, best meets the University’s
Project objectives.
Development Team’s Qualifications and Experience
The Developer must identify any known change to the RFQ submittal, including
but not limited to any proposed changes to previously assigned individual team
members, project approach, conflict of interest, financial capability, bonding capacity,
etc.
A.
B.
C.
Project Program and Design
1)
Program. Provide a schedule with the number of apartments, unit mix,
number of beds, and type of construction.
2)
Design Concept Plans. Provide Concept Plans which include the
following:
 Overall site plan showing building placement, landscaping,
streetscape improvements, exterior lighting, vehicle circulation
and parking (structured and on-site), and pedestrian/bicycle
circulation.
 Utility connections/extensions, size, and capacity for each utility
serving the Project.
 Building design showing variation in elevations, construction
materials, color selection, etc.
 Floor plates for each level of the Project that define the
prototypical templates for each unit design or cluster of unit mixes.
The larger floor plate for each level should show common design
elements such as entry and lobbies, common areas, stairs,
elevators, etc.
 Floor plans for each rental unit template and include sufficient
information to determine dimensional layout, floor to ceiling
heights, materials and finishes, security features,
dable/telecom/power outlets, light design, light levels, furniture
layout, sound attenuation features, energy efficiencies, etc.
3)
Design Schematic Plans. Please refer to Section 4 “Architectural Review
Process” below for more information. While Schematic Plans are not due
with initial RFP Submittals, they will be required as part of the Developer
selection process. Please refer to Section 5 below for Preliminary Project
Schedule. Schematic Plans are preliminarily scheduled for review by the
Design Review Board on December 3, 2002.
Financial Plan
8
D.
1)
Apartment Rental Rates. Provide a schedule of apartment rental rates for
the Project, including annual rental adjustments.
2)
Project Costs and Fees. Using the Excel workbook template attached as
Exhibit A-1, provide an itemized accounting of estimated construction
costs, development fees, financing costs, and any other fees by category.
3)
Operating Costs. Using the Excel workbook template attached as Exhibit
A-2, provide a breakdown of income and operating expenses, and
contributions to a capital reserve fund based on life cycles of major capital
items.
4)
Cash Flow Analysis. Using the Excel workbook template attached as
Exhibit A-3, provide a cash flow analysis for the first 10 years, including
debt service and contributions to capital reserves.
5)
Replacement Reserves. Provide an estimate of major
maintenance/replacement expenses over the life of Project and describe
how they will be funded.
6)
Ground Rent. Include in the above C.4 Cash Flow Analysis the proposed
ground rent before debt service and any shared residual income after
debt service to be paid to the University.
7)
Ownership and Financing. Provide a detailed description of the
ownership entity, financing, and repayment plan, including how expenses
will be paid prior to availability of financing.
8)
Debt Rating. Provide the information described in C.2, C.3, and C.4 on
the basis of both an A-rated, credit enhanced bond structure and an
unenhanced bond structure.
Management Plan
The Developer must provide:
 A detailed management plan, including on-site staffing plan (professional
and para-professional), general job descriptions, an organizational chart
showing supervisory relationships, on-site 24-hour emergency contact,
and resident security plan.
 A description of the proposed ongoing custodial, building, and landscape
maintenance in order to provide high standards of maintenance to the
Project.
 The actual procedural and contractual terms (i.e. management and rental
agreements) and conditions specific to the proposed management plan.
 Given a target population of transfer students new to the campus, a
description of what level of student activity programming will be provided,
including a description of typical programs expected to be offered during
the course of a year that are compatible with ongoing campus-wide and
college-based programs.
 A description of its plans for working together with University officials to
maintain the highest level of consistency in processes, programs, and
student life issues. Important: Management of the Project by a non-profit
9

property management company would be viewed favorably by the
University.
A detailed description of its plans for managing its parking spaces within
the Project, and provide the actual procedural processes that it will use.
The University will provide health and safety services such as police services and
annual environment, health & safety (including State Fire Marshal) inspection services to
the Project. The costs of these services will be reimbursed to the University by the
Developer or Manager. Contracting with the University for other services, such as
nightly residential security guards, would be viewed favorably by the University.
E.
Contractor. Identify proposed contractor, its qualifications, insurance coverage,
and bonding capacity.
F.
Development Schedule. Provide detailed development schedule, including
timing to establish ownership entity, complete the CEQA process, start and finish of site
development, start and finish of building construction, and commissioning of facilities.
G.
Major Agreement Terms
The Developer must be prepared to agree to the basic terms as set forth in the
RFP, or identify those terms to which it is unable to agree.

Maximum Fees
o Asset Management 0.25% of actual gross project revenue
o Developer Fee 3.5% of design and construction costs, excluding
financing
o Property Management 3% of actual gross project revenue

Ground Rent
o Minimum of $500,000 per year before debt service, plus a percentage of
net cash flow to be negotiated after debt service.

Summary of Ground Lease Terms
•
Term: The term of the ground lease will not exceed 40 years.
•
Rent: In general the University will seek a ground lease rent payment
based on fair market value of the highest and best use of the property, adjusted
for terms and conditions of the ground lease, including use restrictions, and limits
on rent levels.
•
Residential Rent Levels: As described above, the initial residential rent
levels will be set at rates provided by the University. In subsequent years,
“permitted rents” may be increased according to a pre-negotiated formula based
on CPI.
•
Condition of Site: Site will be leased “as is” and subject to all applicable
local, state and federal government regulations.
•
Costs of Development and Operations: The lessee shall be responsible,
at its own expense, for all design and soft costs, permitting costs, on- and off-site
improvements, project improvements, operating costs, minor and major repairs
10
and maintenance, government fees, assessments and taxes, management costs,
etc.
•
Financing: For purposes of securing project financing, the lessee may
pledge the rights and privileges granted in the ground lease. The University,
however, will not pledge its underlying fee simple interest in the land as security
for the development’s financing. The University shall have sole and absolute
discretion to approve all financing and refinancing.
•
Transfer & Assignment: The University shall have the right to approve any
sale, assignment or sublease of lessee’s interest in the project.
•
Occupancy: Project occupancy shall be governed by the Referral
Process outlined in Section 2 “Project Requirements – Occupancy”.

Insurance: The Developer will provide proof of insurance at levels and
with deductibles acceptable to the University, prior to the signing of a ground
lease. Required coverage will include, but not be limited to, comprehensive form
general liability, business auto liability, property, worker’s compensation, and
construction insurance. Other insurance as is customary in this type of
transaction may be required. In addition, coverage against insurable risks
relating to performance may be required by the University.
•
Property Management: Property shall be maintained in first class
condition and otherwise in good, clean, attractive, sanitary and safe order,
condition, habitability and repair. As described above, the fee for Project
property manager shall be capped as a percent of adjusted gross income. Lease
to include Property management standards; if standards not met, Property
Manager must be replaced with new manager subject to University approval.
•
Property or Possessory Interest Taxes: The lessee’s interest in the
project may be subject to property or possessory interest taxes by San Diego
County. Lessee shall diligently pursue any appropriate tax exemptions based on
the use of the project. Benefits of any such exemption must flow to the University
or be used to reduce rents subject to approval of the University.
•
Capital Reserve: The developer shall deposit a portion of revenues into a
capital reserve account for major maintenance and repair; amount to be
negotiated. Consent of the University will be required before the withdrawal of
funds from the account. Upon termination of the lease, remaining balance in the
capital reserve shall revert to the University.
•
End of Term: At the end of the lease term, the University may assume
ownership of all improvements on the site, or alternatively require the developer
to demolish the improvements and restore the site to its original condition.
•
Liquidated Damages: Upon project approval, a date of substantial
completion of the housing portion of the project will be determined. Any delay in
occupancy beyond the completion date will obligate the developer to pay
liquidated damages, which will be assessed on a per unit basis to cover the cost
of comparable temporary housing.
•
Financial Covenants: The developer will be subject to financial covenants
including a maximum amount of debt allowed on the project and a minimum net
worth covenant (which will be indexed by CPI).
11
•
Indemnification & Hold Harmless: The developer will defend, indemnify,
and hold harmless The Regents, its officers, employees, and agents from and
against any and all liability, claims, liens, judgments, expenses, and costs which
result from, or in any way arise out of, or in connection with developer's
ownership or operation of the project improvements.
•
Equal Opportunity: During the term the developer shall not discriminate
against any person employed or seeking employment in the project because of
race, color, marital status, religion, sex, sexual orientation, handicap, or national
origin.

Other Terms: The ground lease shall contain such other conditions as are
customary in transactions of this type
Section 5
Instructions to Proposers and Review Process
Pre-Proposal Meeting
A mandatory meeting to discuss the RFP submission requirements and process will be
held on July 15, 2002 at 9:30AM to 11:00AM at the following address.
UCSD Campus
Torrey Pines Center South
10280 No. Torrey Pines Rd.
Suite 466
La Jolla, California
Directions and Parking:
Exit I-5 at Genesee Ave. and head West.
Turn left at No. Torrey Pines Rd. Turn left
at first signal at North Point Dr. and purchase
parking permit ($6.00) at North Point
Information Booth (see campus map at
www.parking.ucsd.edu). Return to signal at
North Point Dr. and continue West across No.
Torrey Pines Rd. and follow ramp into
building’s underground parking structure on
Level 1 (limited metered parking also available).
Take elevator to
Level 4.
Proposal Due Date and Delivery
Proposals submitted for consideration are due by 4:30 PM on September 20, 2002, and
15 sets of submitted information and 3 complete sets of Concept Plans should be sent
or delivered to:
If by U.S. Mail:
Nancy E. Kossan, Director
UCSD Real Estate Development
9500 Gilman Dr., 0982
La Jolla, CA 92093-0982
If by hand or express delivery:
Nancy E. Kossan, Director
UCSD Real Estate Development
10280 North Torrey Pines Road, Ste. 365
La Jolla, CA 92037
Format of Proposals
12
Proposals should be submitted in the same outline format as shown in Section 4 “RFP
Submission Requirements”. Information should be submitted on 8-1/2” x 11” pages (with
foldout pages up to 11” x 17” in size if needed), and bound in a 3-ring binder. Pages
should be consecutively numbered. Emphasis should be on completeness and clarity of
content. Concept Plans should be submitted in sheet dimensions not to exceed 30” x
42”.
Formal Presentations to Selection Committee
Developer teams shall make formal presentations to the Selection Committee on
October 8, 2002 at the same location as noted above for the Pre-Proposal meeting.
Time appointments will be made with each Developer team.
Architectural Review Process
Presentations to Design Review Board
The Developer’s architect will be required to begin the design process during
this RFP phase. UCSD utilizes a Design Review Board (DRB) charged with the review
of facilities design and major landscape projects to insure that they are architecturally
appropriate and consistent with the Long Range Development Plan and UCSD
planning principles as specified in the Master Plan and Design Guidelines. The DRB is
comprised of four distinguished professional practitioners in architecture and
landscape design. Currently those members include: David Rinehart, FAIA; Ray
Kappe, FAIA; Owen Lang, ASLA; and Donn Logan, FAIA. The DRB is also comprised
of four representatives from academic and administrative areas of the campus.
The Developer will be required to submit its proposal for design a minimum of
two times to the DRB. The first time will be to present design alternatives and a
recommended solution (Concept Plan presentation). The second DRB review will be
for the final Schematic Design. The DRB will evaluate how well the architect
responded to the comments that were articulated by the DRB at the Concept Plan
presentation and rank the designs of the four development teams. Those rankings will
be incorporated in the overall selection evaluation criteria.
The presentations to the DRB of the Concept Plan and Schematic Design will
be scheduled individually with each development team. It is anticipated that the
presentations to the DRB will take approximately one and one-half hours. Please refer
to the Preliminary Project Schedule for estimated presentation dates.
Requirement for Schematic Design
Fully complete Schematic Design documents will be required, including site
plan, landscape plan, floor and unit plans, sections, elevations and two rendered
perspective views, and materials description. Additional materials such as study
models and other media/graphics that assist with showing the design will be helpful.
Stipend
The pre-qualified development teams that submit proposals through schematic
design and are not selected will be compensated in the form of a stipend. The stipend
amount will be $40,000 per invited development team, payable upon completion of the
RFP process. The selected development team will not receive a stipend as it will be
awarded the project.
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Questions and Interpretation
All substantive inquiries must be submitted via email to nkossan@ucsd.edu, and both
the question and the answer will be posted on this web site at the link for “RFP
Questions & Answers”. Any interpretation or correction of this RFP that may be issued
will be made only by written addendum, which will be posted on this web site.
Communications with the University
Proposers or members of their teams shall not communicate concerning this Project with
Selection Committee or Design Review Board members, students, and employees of the
University, except with Nancy E. Kossan via email at nkossan@ucsd.edu, as stipulated
per the requirements of the RFQ and RFP. Failure to abide by this requirement may
result in rejection of the Proposer’s submittal. The University reserves the right to reject
any or all submittals, or to withhold the award for any reason it may determine, and to
waive or decline to waive irregularities in any submittal.
Disclosures and General Conditions
Modifications to the RFP
Any material clarifications or modifications to the RFP or the selection process
will be made in writing and provided to all prequalified development teams. It is the
responsibility of the development teams, before submitting a response to the RFP, to
ascertain if the University has issued any notices, clarifications, addenda, or other
communications to responders. Oral explanations or instructions from University staff,
campus staff, city officials, or consultants shall not be considered binding on the
University.
Reserved Rights
The University reserves the right to:
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Modify or cancel the selection process or schedule at any time
Waive minor irregularities
Reject any and all responses to this RFP and to seek new proposals when it is in
the best interest of the University to do so
Seek clarification or additional information from proposers as it deems necessary
to the evaluation of the response
Request any additional information or evidence from individual respondents,
including but not limited to evidence of the developer’s financial status
Judge the developer’s written or oral representations as to their veracity,
substance and relevance to development of the property, including seeking and
evaluating independent information on any development team
Incorporate this RFP and the selected team’s response to this RFP as a part of
any formal agreement between the University and the developer
Modify the development opportunity available to potential development teams
Hold Harmless
By participation in this RFQ/RFP process, development teams agree to hold
harmless the University of California, it officers, employees, students and consultants
from all claims, liabilities and costs related to all aspects of the development team
selection process.
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Public Information
The California Public Records Act limits the University’s abililty to withhold bid data.
If a submittal contains any trade secrets that a Developer does not want disclosed to the
public or used by the University for any purpose other than evaluation of the Developer’s
elgibility, each sheet of such information must be marked with the designation
“Confidential.” The University agrees that if a “Public Records Act” request is made for
disclosure of data so classified, it will notify the submitter of such data so that the
submitter will have an opportunity to legally challenge the University’s obligation to
disclose such information.
All documents, conversations, correspondence, etc. between the University and
Developers are public information subject to the laws and regulations that govern the
University, unless specifically identified otherwise.
Expenses
All expenses related to any Developer’s response to this RFP, or other expenses
incurred while the selection process is underway, are the sole obligation and
responsibility of that development team. The University will not, directly or indirectly,
assume responsibility for these costs. In addition, the University shall not be liable for
any real estate commissions or brokerage fees that may arise because of the
development team selection process.
The proposer shall not offer any gratuities, favors, or anything of monetary value to
any official, employee, or outside consultant associated with the development of the
property for purposes of influencing consideration of a response to this RFP.
Representations
The University makes no representations about the conditions of the site, including
buildings, utilities, soils, land use entitlements, or other surface, subsurface or legal
conditions. The respondent shall make its own conclusions concerning such conditions.
Information referenced in this RFP or otherwise made available by University staff or
consultants, is provided for the convenience of the responders only. The University
does not warrant the accuracy or completeness of this information.
Exclusive Negotiations and Future Phases of Redevelopment
The University reserves the right to hold exclusive negotiations that may differ from
the terms and conditions originally solicited or offered.
Section 6
Preliminary Project Schedule
June 5, 2002
July 1, 2002
July 15, 2002
September 20, 2002
October 1, 2002
October 8, 2002
Short-listed developers announced
Request for Proposals (RFP) issued
Pre-proposal meeting
RFP Submittals due by 4:30 P.M.
Developer Presentations of Concept Plan to Design
Review Board
Developer Presentations to Selection Committee
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December 3, 2002
December 17, 2002
January-July, 2003
July 16, 2003
September 1, 2005
Developer Presentations of Schematic Design to Design
Review Board
Candidates ranked and one recommended to proceed to
exclusive negotiations
Developer prepares CEQA documentation
Approval of Ground Lease and Certification of CEQA
compliance by The Regents
Occupancy of Project
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