3-The Point River District Stage II RFP FINAL Post.docx

Real Estate Master Developer Solicitation River District For-Sale Housing Stage II – Request for Proposals (RFP), Part 1 Value Based Selection Method September 18, 2026 River District For-Sale Housing Master Developer and Builder Teams Stage II, Part 1 Questionnaires Due: 10/16/2026, 12 Noon MST* RFP Part 2 Timeframe: November – December 2026 Master Developer Team Selection Target: December 2026 The Point of the Mountain State Land Authority Draper, Utah

Figure 1: An artistic rendering of The Point, including the River District residential development.

TABLE OF CONTENTS

INVITATION TO SUBMIT

The Point of the Mountain State Land Authority (the "The Point") intends to contract with a Real Estate Master Developer for the following project:

Project Name: The Point – River District For-Sale Housing

Agency: The Point of the Mountain State Land Authority (The Point)

Project Location: Draper, Utah

Solicitation Stages: This solicitation is divided into two stages.

Stage I(completed) consisted of a Request for Statement of Qualifications (RFSQ) regarding the Developer/Builder's interest, background, and qualifications.

Stage II consists of this Request for Proposals (RFP) issued exclusively to the qualified Developer/Builders who submitted on Stage I, seeking further information on their proposed housing product and home pricing, proposed land acquisition price, and approach for design/innovation for the entirety of the River District.

NOTE: Teams that submitted on portions of the River District/superblocks will need to either submit for the entire River District or join another advanced team for the RFP Part 1 submission. After the Part 1 submission, the Selection Committee will shortlist multiple builders to move on to Part 2 of the RFP, which will include an interview and presentation to the Selection Committee on November 19 (and/or Nov. 20), 2026.

The Stage II, Part 1 RFP documents will be available on Wednesday, September 18, 2026, on the Utah Public Procurement Place (U3P) website.

For questions regarding this project, please submit via the Utah Public Procurement Place (U3P) website. No other parties (board, staff, consultants, or selection committee members, etc.) are to be contacted regarding this project.

The Stage II, Part 1 questionnaire responses must be submitted via the U3P website no later than 12:00 PM* on Friday, October 16, 2026. Proposals received after this time will be deemed non-responsive and will not be accepted.

Eligible Parties: To be eligible to compete in the stage II solicitation, respondents must have participated the stage I solicitation. The following respondents are eligible to participate in the stage II solicitation:

· Cole West

· DAI/Candlelight Homes

· DR Horton

· Edge Homes

· Fieldstone Homes

· Flagship Homes

· Garbett Homes

· Ivory Development, LLC

· Larry H. Miller Real Estate

· Lennar Homes of Utah

· Nilson Homes

· PulteGroup

· Toll Brothers

· Visionary Homes

U3P Contact Information:

· Solicitation Specific Questions: Refer to the Solicitation Schedule for the deadline. All questions are to be submitted through U3P at Utah Public Procurement Place (U3P)

· U3P Technical/Bidding Questions: info@thepointutah.org

*ALL TIMES LISTED IN THIS SOLICITATION ARE IN MOUNTAIN STANDARD TIME

The Point reserves the right to reject any or all proposals, or to waive any formality or technicality in any proposal in the interest of the State.

DEVELOPER SOLICITATION REQUEST

The Point is pleased to issue the Stage II – Request for Proposals to the firms selected from the Stage I process. The Point appreciates the time and effort Stage I candidates dedicated to their statement of qualifications and narrative responses. The information provided in the narrative responses confirmed that the River District conceptual site plan and vision as provided during the Stage I process has created a strong foundation on which to build.

The goal of Stage II is to select a Master Developer Partner to move into exclusive negotiations for development agreements governing the entirety of the River District. Part 1 Proposals as described below should address all River District parcels. The Point has provided updated site information and additional reference documents to inform the proposals. The Point will continue to share updates as necessary throughout the proposal process.

Stage II Process The two steps in the Stage II RFP process allow The Point to gather more information from selected Stage I respondents to form a shortlist of teams who will then be invited to interview with the Selection Committee.

1. Part 1: Teams are invited to submit a standard form/questionnaire describing their proposed program and price points, proposed land price, and design/innovation approach. Price attainability for owner-occupied housing at The Point is of prime importance, so teams are invited to describe creative ways in which they can offer homes at a relative discount to the median home price in the Draper area while still providing a high-quality product and the highest value to the State on the land. The Point encourages the submission of conceptual site plans and proposed product type imagery as part of the questionnaire response to illustrate the team’s project vision. The four (4) highest scoring teams will be shortlisted to move on to Part 2 of the process.

1. Part 2: The shortlisted teams from Part 1 will interview with the Selection Committee, presenting the materials submitted in the questionnaire and providing an opportunity for the Selection Committee to get to know the respondent’s team, their vision for the River District and seek clarification on their proposal/process. More details on the Part 2 submittal requirements, in addition to further documentation, will be provided after shortlisting.

Stage II, Part 1 Submission Guidelines The Part 1 submission should consist only of the following documents:

· Required proposal submission contents and page maximum (12-point font size)

· Cover page which includes a submission summary narrative, any changes from the qualification stage and overall vision for the River District, and the primary contact’s name, title, mailing address, email and phone number – 1 page maximum

· Proposed Products & Price Points Table – 3 pages maximum per product type (up to 2 pages per product type table, and up to 1 additional page of images (plans, elevations, etc.) per product type.

· Community Design & Innovation Strategies Table – 4 pages maximum

· Residential Summary Table – 3 pages maximum (up to 2 pages for the summary table, and up to 1 additional page showing the conceptual site plan) Please keep answers concise and focused on the relevant question.

Updates and Clarifications Since Stage I The following information, supplemented by the additional attachments, is intended to provide an update on key project elements that have evolved since our Stage I RFSQ was released.

1. Revised Site Plan and Boundaries: Site parcel SR4 and portions of SR3 are being further analyzed for development suitability. The Point has substituted these parcels with parcel NR3 to maintain the roughly 50-acre size for the River District. The site plan in Exhibits 2 & 3 has been revised to account for the parcel changes. The Point will, at its discretion, offer any of the above parcels for development once the analysis is complete.

1. HOA: Selected Master Developer and Builders are responsible for establishing and funding the homeowner-facing HOA, CC&Rs, and initial reserve funding. A master association for The Point’s 600 acres is anticipated.

1. Impact Fees: The Point is in active negotiations regarding the impact fees applicable to the River District development. Information on current standard impact fees for Draper City is included as Exhibit 4. While there is a likelihood of negotiated lower fees, for the purposes of the RFP and questionnaire, Master Developer teams are encouraged to assume that the standard fees will apply.

1. Bond Obligation: The Point does not have, and is not anticipated to solicit, a master HOA bond.

1. Environmental Mitigation: The Point expects to complete the mitigation of the historic landfill within 30 days of release of this RFP with a third-party engineering firm. A letter to DEQ will be requested, with an anticipated response in the near future.

1. Stormwater Retention Standards: In factoring land use for storm water retention, the average allowable stormwater discharge from the site for a 10-year event is .6 CFS.

Part 1 Key Assumptions The following assumptions should be used in the respondent’s financial analysis as they complete the questionnaire, so that all teams are working from a similar set of inputs. These assumptions will be refined for Part 2 of the RFP.

· Anticipated Project Timeline (as stated in the Stage I RFSQ document)

· Porter Rockwell Blvd Extension Construction Complete: Late Fall 2026 (does not include bridge)

· South/West Loop Road construction complete: Summer 2027

· River District horizontal construction start: July 2027

· River District vertical construction start: March/April 2028

· Gross Residential Acres: Refer to the subtotal residential development areas by superblock in Exhibit 2 for any calculation requesting density per gross residential acre. Gross residential acres are inclusive of the housing units and in-tract roads but do not include neighborhood parks/open space, the RMP easement, or spinal roads.

· Master HOA: $0.75 per square foot per annum

· Impact Fees: Standard Draper City Impact Fees for each product type (single-family, multifamily, etc.), per Exhibit 4

ADDITIONAL REFERENCE DOCUMENTS

The following reference documents are provided with the Stage II RFP and are available on the U3P website:

· Exhibit 1: River District For-Sale Housing Proposal Questionnaire

· Exhibit 2: Revised River District For-Sale Housing Framework Plan and Street Sections

· Exhibit 3: River District Site Plan CAD Files

· Exhibit 4: Draper City Standard Impact Fees

· Exhibit 5: Contract Terms and Conditions Additional documents may be provided as addenda as studies and analyses are completed.

PROCUREMENT PROCESS

The following procedures and requirements will apply to the final selection of the Master Developer offering the best value to the State.

1. Requests for Information and Questions All requests for information regarding this project and questions must be submitted via the U3P website no later than the time and date listed on the Solicitation Schedule.

1. Addendum All responses to questions and requests for clarification will be in writing and issued as addenda to the RFP posted on the U3P website. Any addenda issued prior to the proposal submission deadline shall become part of the RFP, and any information required shall be included in the respondent’s proposal.

2. Acknowledgment By submitting any documents, each responding Master Developer acknowledges and agrees that The Point may use any portion of or ideas contained in materials submitted as part of this solicitation in planning or developing the River District or The Point overall, regardless of whether The Point selects that Master Developer under this RFP.

3. Claims of Business Confidentiality All proposal materials are subject to the Utah Government Records Access and Management Act (GRAMA), Utah Code Title 63G, Chapter 2. A respondent seeking to protect information it believes qualifies as a trade secret or other protected business information must submit a written claim of business confidentiality in accordance with Utah Code § 63G-2-309. The claim must clearly identify the specific information for which protection is requested and provide a concise statement supporting the claim. General designations of an entire proposal as “confidential” or “proprietary” are not sufficient. The Point will make all final records-classification and disclosure determinations in accordance with GRAMA and applicable law.

4. Selection Criteria Part 1 Questionnaires will be ranked by the Selection Committee, with the highest-ranked Master Developer team representing the best overall value to the State. The Selection Committee will consider all criteria in evaluating and ranking each proposal. Teams will be ranked on three key criteria:

1. Land value – 40 PTS

2. Innovation and design – 40 PTS

3. Home price and attainability – 40 PTS The total points possible is 120 points. The four (4) highest scoring proposals, based on the point totals described above, will be shortlisted for Part 2 of the RFP. The scores from the RFSQ stage will not carry over, however the selection committee may consider responses in the RFSQ stage in shortlisting and the final selection.

5. Contract Term Length and Contract Terms Once a team has been selected based on the outlined selection criteria, The Point will move into exclusive contract negotiations. Because development of the land for owner-occupied residential housing will be market driven, the proposed length of the contract will be considered based on the respondents’ proposed timeline. Expeditious development is considered favorably. Proposed terms and conditions are included as Exhibit 5.

6. Licensure The selected Master Developer shall comply with, and require all consultants, contractors, and subcontractors to comply with, the license laws as required by the State of Utah.

7. Financial Responsibility of Master Developer and Teams The selected Master Developer and their team shall respond promptly to any inquiry in writing by The Point to any concern of financial responsibility of the Master Developer and team.

8. Withdrawal of Proposals Proposals may be withdrawn by written request received from the firm until the notice of selection is issued.

9. Time is of the Essence Time is of the essence regarding all the requirements of the contract documents.

10. Right to Reject Proposals The Point reserves the right to reject any or all proposals.

SOLICITATION SCHEDULE

*ALL TIMES LISTED IN THIS SOLICITATION SCHEDULE ARE PROVIDED IN MOUNTAIN STANDARD TIME image1.png image2.jpeg image3.png image4.png