The Point –River District For-Sale Housing Developer/Builder RFSQ 07.06.2026

Dveloper/Builder Partners Solicitation for

River District For-Sale Housing

Request for Statement of Qualifications (RFSQ)

Value Based Selection Method

07/06/2026

River District For-Sale Housing Developer/Builder

Proposals Due: 8/14/2026, 12 Noon MST*

(Phase II RFP Process Planned September – November 2026)

The Point of the Mountain State Land Authority

Draper, Utah

The Point is a 600-acre redevelopment site in the heart of Silicon Slopes with significant I- 15 frontage and direct access to Bangerter Hwy. The framework plan contemplates 19M

SF of mixed-use development. Mixed-use development in Phase 1 is underway and expected to deliver starting in 2028. The Point of the Mountain State Land Authority is seeking developer/builders for roughly 50 acres of for-sale housing west of Porter Rockwell Blvd. Developers/builders who share the vision reflected in the RFSQ are invited to respond.

2 The Point –River District For-Sale Housing

TABLE OF CONTENTS

Page Numbers

Title Page 1 Table of Contents 2 Notice to Real Estate Developers/Builders 3 Summary of Opportunity 4 Developer/Builder Solicitation Request 5 The Point Project Overview 7 River District For-Sale Housing Parcels 11 Additional Reference Documents 16 Procurement Process 17 Solicitation Schedule 21

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

The best source of information on The Point of the Mountain State Land Authority, herein referred to as the “The

Point,’ and its development project, including its history, leadership, planning process, and Phase 1 development can be found at: www.thepointutah.org

The Point has already conducted significant public outreach and vision-defining activities for The Point.

Background information on the regional visioning process that led to the creation of The Point is available at:

https://pointofthemountainfuture.org

Key Solicitation Dates NOTE: The following is an abbreviated list of key dates for the River District For-Sale Housing Parcels RFSQ.

Please see page 21 for the complete schedule *ALL TIMES LISTED IN THIS SOLICITATION SCHEDULE ARE PROVIDED IN MOUNTAIN STANDARD

TIME

Mandatory In-Person Pre-proposal Meeting July 16, 2026 11:00 AM*

Stage I RFSQ Proposal Submission Deadline August 14, 2026 12:00 PM*

Stage II RFP Shortlisting Notification By August 31, 2026 4:00 PM*

Stage II RFP Documents Available August 31, 2026 5:00 PM* https://bids.sciquest.com/apps/Router/PublicEvent?CustomerOrg=StateOfUtah mailto:info@thepointutah.org https://protect-us.mimecast.com/s/wc6VCPNG5ouWPxAhzVsoJ?domain=thepointutah.org https://pointofthemountainfuture.org/

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NOTICE TO REAL ESTATE DEVELOPERS/BUILDERS

The Point intends to hire a Real Estate Developer/Builder, or a consortium of Developer/Builders, for the following project:

Project Name: The Point - River District For-Sale Housing Agency: The Point of the Mountain State Land Authority Project Location: Draper, Utah

This solicitation will be divided into two stages. Stage I will consist of a Request for Statement of Qualifications (RFSQ) regarding the proposer’s interest, background, and qualifications, which occurred previously. Stage II will consist of a Request for Proposal (RFP) from only those proposers that have been shortlisted in Stage I, seeking their proposed housing concepts, site plans, work plan, and financial proposal for specific parcels within the River District site plan.

The RFSQ documents will be available on July 6th, 2026, on the Utah Public Procurement Place (U3P) website.

The Developer/Builder(s) for this work will be recommended through a Value Based Selection RFSQ method

A MANDATORY Pre-proposal Meeting will be held on Thursday, July 16, 2026 at 11:00 AM* in-person at the Taylorsville State Office Building.

• All firms wishing to submit as the prime firm on this project must attend this meeting.

For questions regarding this project, please submit via the Utah Public Procurement Place (U3P) website.

The Stage I proposal documents that are requested in the RFSQ must be submitted via the U3P website no later than 12:00 PM* on Friday, August 14, 2026. Proposals received after this time will be deemed non-responsive and will not be accepted.

*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.

https://bids.sciquest.com/apps/Router/PublicEvent?CustomerOrg=StateOfUtah https://bids.sciquest.com/apps/Router/PublicEvent?CustomerOrg=StateOfUtah

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SUMMARY OF OPPORTUNITY

This 600-acre site in Draper, Utah, known as The Point, is in the heart of Utah’s Silicon Slopes, one of the most dynamic high-tech centers in the United States. The Point sits at the intersection of major highways, is served by a young and educated workforce, and is located with easy access to the majestic Wasatch Mountains. This development project has been called a "once-in-a-generation opportunity."

Overall site development is guided by a framework plan completed in August 2021, which envisions the site’s transformation into an economic catalyst for the Wasatch Front and a model live-work community with approximately 19M SF of future development. Central to the plan are six key vision elements, created and refined through significant community engagement, that reflect the State’s legislative mandate to The Point to achieve more with the site than the market might deliver on its own.

In 2023, The Point selected The Point Partners (“TPP”) as the master developer for Phase One mixed-use development on the east side of Porter Rockwell Blvd. TPP envisions the 100-acre Phase 1 development as including approximately 5-6M SF of mixed-use space that serves as a catalyst for the entire project. The first four blocks, including a substantial amount of retail and trails/open space, are planned to open in 2028-29.

The current Phase 1 program includes:

• 5,500 linear feet of walkable streets and plazas in “The Promenade”;

• 111,000 square feet of retail;

• A 5,000-seat event center;

• Entertainment complex;

• A 175-key hotel;

• Convergence Hall, the headquarters for the USHE-led Innovation District;

• Over 400 market-rate multifamily units and 400 affordable units;

• 30,000 square feet of office space;

• A 1,000-stall parking garage;

• The first phase of “River to Range,” a regional trail and open space system, which will eventually connect the Jordan River Trail across I-15 to Draper’s Corner Canyon; and,

• Central Green.

Recreation and open space elements are also part of the first phase. These include the River to Range Park, which will eventually connect with the Jordan River Trail system and other regional trails, as well as the Central Green, which will be a central gathering place for the community. Backbone infrastructure projects for the first phase are already under construction. This includes the extension of Porter Rockwell Boulevard, which is anticipated to finish construction in fall 2026.

The Point has identified approximately 50 acres of land west of Porter Rockwell Blvd., outside of Phase 1, described as the “River District For-Sale Housing Parcels,” for a next phase of housing on site. This RFSQ will initiate a process to select one or more Developer/Builders for the River District For-Sale Housing Parcels portion of the site. Preliminary density testing with a range of product types suggests the parcels could accommodate nearly 800 to 900 homes, achieving an average net density of roughly 15 units/acre. This average net density should be viewed as a minimum target, not a cap.

While the Phase 1 described above includes a significant residential program, it is focused on multifamily rental housing appropriate for the mixed-use core of the project. Due to the current housing shortage in the Wasatch Front, there is a recognized need for more housing options, additional attainable options, and the opportunity for homeownership. Therefore, The Point is not open to introducing build-for-rent or any other single-family rental products at the River District. Developer/Builders will be expected to sell homes to owner-occupants. The River District For-Sale Housing Parcels and Phase 1 mixed-use development are envisioned to deliver concurrently given their differentiated housing offerings.

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DEVELOPER/BUILDER SOLICITATION REQUEST

The Point is pleased to issue this multi-stage competition for the development of the River District For-Sale Housing at The Point. This solicitation seeks interest from qualified developers and home builders to deliver for-sale housing within The Point, providing a unique homeownership opportunity within this dynamic mixed-use environment. Developers/Builders are asked to respond individually or as teams to the entire request in this RFSQ, with the key elements highlighted below.

Proposed Developer/Builder Role: The Developer/Builder(s) for the River District For-Sale will be responsible for delivering a mix of for-sale single-family detached, single-family attached, and condominium products on an approximately 50-acre site located west of Porter Rockwell Boulevard and near the planned FrontRunner station.

Although preliminary work has been completed on a concept plan and product mix feasibility, respondents may propose alternative site plans and product mixes, provided they meet or exceed the project’s overall quality, schedule, and economic objectives and respect established access points and spine road alignments.

As currently envisioned, the selected Developer/Builder(s) will work in coordination with The Point, the State of Utah, and the City of Draper to deliver both finished homes to end users and the associated in-tract infrastructure, including roads, greenspaces, and underlying utilities and services.

The Point may contract with either a single master developer for the entire River District or multiple Developer/Builders who may submit as individuals or teams to develop each individual superblock within the River District (see Exhibit A or p15 for superblock delineations). The Point encourages team-based proposals that can collectively deliver the diversity of housing types and best-in-class quality envisioned for the River District. Master developers are encouraged to assemble cohorts of builders with complementary expertise across product types.

Builders interested in specific parcels or portions of a superblock are likewise encouraged to pursue teaming arrangements, as The Point is not accepting proposals on individual parcels. For proposals involving multiple Developer/Builders, The Point intends to contract with the designated prime entity. Other key considerations include:

• The Point is constructing Porter Rockwell Boulevard and other backbone infrastructure to serve the entire site, including Phase 1 and the River District For-Sale Housing Parcels, to be completed in late 2026. The Point will construct the main spine roads, known as the South Loop and West Loop roads, from Porter Rockwell Boulevard through the west parcels to bring infrastructure to each for-sale housing parcel, funded through a zero-cost loan from the State. Construction on these spine roads is anticipated to be completed in summer 2027.

• Within each of the River District For-Sale Housing parcels, the Developer/Builder(s) will lead the product strategy, planning and design, road and utility work, lot creation, and construction of new housing within each parcel, either solely or with a cohort of builders, and will make specific commitments to The Point regarding the timing and scope of the parcel.

• The Developer/Builders are expected to fund and build internal site infrastructure for the for-sale parcels, as well as internal parks, open space, and any amenities within the site boundaries. Certain roadway and shared infrastructure improvements will serve multiple parcels within the community and will be built to Draper City standards. The Point will designate the builder/developer responsible for constructing such improvements and assign associated costs and obligations accordingly. The Point will manage and facilitate these agreements and provide ongoing coordination support. Proposers should assume that future tax revenues, PID levies, and other public finance tools are not available to them to fund infrastructure. To streamline coordination and review, The Point will likely request that the River District’s Developer/Builders contract with the same engineering firm and contractor for all horizontal infrastructure construction, regardless of superblock.

Site Governance: The Point has full governance of the site while it retains land ownership. Plans approved by The Point board will serve as entitlements and approvals for the site, with no additional zoning or entitlement approval process in Draper City. Following plan approval, the State’s Division of Facilities Construction and Management (“DFCM”) office will be responsible for administrative and legislative responsibilities typically carried out by the local

6 The Point –River District For-Sale Housing jurisdiction.

The interlocal agreement dated September 25, 2025, between The Point and Draper City outlines the requirements for infrastructure that will be built on site if it will eventually be transferred to Draper City. Draper City standards will apply for roads and horizontal infrastructure. IBC building code requirements will apply for homes and other vertical construction and will not be subject to Draper City’s or other municipal building requirements. A third-party consultant will be part of ongoing coordination for all road and utility planning to ensure compliance with Draper City standards. The Developer/Builder(s) are also anticipated to coordinate with this third-party consultant on water and wastewater systems design and integration to ensure Draper City standards are met. Once the finished homes receive the Certificate of Occupancy and the individual lot or home sales close, governance will transfer to Draper City, which will also provide municipal services to future homebuyers as residents of Draper, following custom zoning codes created in response to the proposed site plans and product typologies.

Preferred Transaction Structure: Following the selection of one or more Developer/Builder(s) by December 2026, each Developer/Builder and The Point will enter into a development agreement (each a “Development Agreement”) that will govern the development of the relevant portion of the project. There will also be Covenants, Conditions & Restrictions (“CC&Rs”) which will apply to the entire RFP property. Title to the property will not be transferred to Developer/Builder and instead will be transferred to the individual buyers after completion of the homes.

The Development Agreement will outline the deposit structure, land takedown schedule, and the Developer/Builder rights to build according to an approved land plan and to-be-created development standards.

The Point intends to execute Development Agreements no later than summer 2027, with the expectation that Developer/Builder(s) will immediately start horizonal construction and then begin vertical construction in spring 2028.

Financial Structure & Land Valuation: The Developer/Builder(s) will be expected to submit a financial proposal, including a takedown schedule and purchase price, as part of the Stage II RFP submission. During the Stage I RFSQ phase, please provide information on your financial standing and ability to capitalize and complete the project. As described above, PID levies and other public financing tools will not be available for this project. The Point requests that future financial proposals submitted in the RFP stage include an upfront payment of at least 25% of the land acquisition cost, with the remaining amount due after the homes are sold. The transfer of title will occur after the home is sold, and utilities and roads will be dedicated to Draper City after the Certificate of Occupancy is issued.

Anticipated Project Timeline

• River District Developer/Builder(s) Selection & Contract Negotiation: December 2026 – March 2027

• Finalize River District Developer/Builder Agreements: Fall 2026

• Porter Rockwell Blvd Extension Construction Complete: Late Fall 2026

• South/West Loop Road Construction Complete: Summer 2027

• River District Land Closings: Starting Summer 2027

• River District Horizontal Construction Start: July 2027

• River District Vertical Construction Start: March/April 2028

• The Point Phase 1 Initial Deliveries: Targeted 2028/2029

VBS Process: The selection committee will recommend qualified Developer/Builder(s) to The Point after evaluating all proposing firms using a Value Based Selection (VBS) method consisting of the following stages:

• Stage I. The Selection Committee will score RFSQ submissions relative to their ability to execute the solicitation request based on the criteria set forth in this document. The highest scoring candidates may be asked to participate in an in-person interview with the Selection Committee. The Selection Committee will recommend finalist entities based on the criteria described in this RFSQ. In early August 2026, The Point Board will select the finalists who will proceed to Stage II.

• Stage II. Following the selection of finalists, each shortlisted firm will receive a Stage II RFP notification with the requirements, guidelines, and applicable portions of the scope of work. Submission requirements will

7 The Point –River District For-Sale Housing include a detailed financial proposal, conceptual site development plan, and proposed housing product offering for the development parcels. Upon final selection of the Developer/Builder(s), The Point will begin exclusive negotiations in January 2027 with each selected developer/builder for a development agreement to govern future building on specific parcels within the River District site.

The Point Board will have final determination of the firm(s) selected as the Developer/Builder(s). The Board, at its discretion, may follow the recommendation of the Selection Committee, or it may elect to make its own determination as it sees fit in the best interest of the State. Multiple Developer/Builders may be selected.

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THE POINT PROJECT OVERVIEW

About The Point of The Mountain State Land Authority Established by State statute, the Point of the Mountain State Land Authority (“The Point”) Board is a 7- member board tasked with overseeing the planning, management and development at The Point. The Utah Legislature has tasked The Point with redeveloping the approximately 600-acre Draper Correctional Facility site following the move of the prison to a new location in 2022. There are three full-time staff members. Executive Director Michael

Ambre, Land Development Director Nick Duerksen, and Director of Operations Don Willie, oversee ongoing activities and will be the primary collaborators and points of contact for the selected builder.

The Board has hired Kellenberg Studios to oversee planning efforts for the site. In addition, the Board has engaged RCLCO to provide real estate advisory services and ensure the plan reflects an aspirational and realistic vision that the market can deliver and support. SOM created the framework master plan in 2021. Several other consultants are completing work on other elements of the site, as described later in this document. Reference documents, site plans, and other studies are available for review as noted in the “Additional Attachments” section.

In 2022, The Point Board selected TPP as The Point’s development partner for Phase I. Led by Lincoln Property

Company and its local partners, Colmena Group and Wadsworth Development Group, TPP brings extensive experience building large-scale, sustainable communities and innovative, mixed-use projects like The Point. The team has over 175 million square feet of combined development valued at over $125 billion across the United

States. The team’s members are well respected for developing transformative projects centered around the culture and values of the people they serve. By leveraging its national development expertise and local understanding, TPP is well positioned to develop a vibrant community that enhances Utahns’ quality of life for generations to come.

DFCM demolished the State Prison buildings and began on-site infrastructure work in 2024. TPP issued public improvement district (“PID”) bonds for the first portion of Phase 1 internal site infrastructure in Summer 2025.

Additional infrastructure improvements, such as the South Loop, West Loop Roads, and Porter Rockwell

Boulevard, are expected to be completed by the end of 2026. The first parcel within Phase 1, a residential building along the Promenade with 363 units and 42,000 SF of retail, has been approved by the Board and is expected to begin vertical construction in 2026.

Site Background

Named “The Point,” the 600 acres of state-owned property at the former Utah State Prison in Draper is poised to become one of the most significant economic development opportunities in Utah history. The site is at the epicenter of one of the fastest-growing areas in the country and at the heart of Utah’s burgeoning technology sector, “Silicon Slopes.” Strategically planned development at the site will provide an unprecedented opportunity to maximize the public’s investment, create tens of thousands of high-paying jobs, and catalyze cutting-edge research and innovation.

The Point is well-served by high-capacity roadway infrastructure, including Interstate 15, Bangerter Hwy., and 600

W., and public transit such as existing commuter rail and planned extensions of transit service through the site and proximate to the for-sale parcels. The Point will also serve to connect major regional trail networks. Officials are responsibly planning infrastructure investments that enhance mobility in the area and reduce the impacts of future development on the transportation system.

9 The Point –River District For-Sale Housing

Site Address: 14425 Bitterbrush Lane; Draper, Utah 84020

Key Vision Elements Starting in 2016 with the Point of the Mountain Development Commission, the community has provided significant input into its values and vision for redevelopment at the site. The framework planning process convened three community workshops to share preliminary concepts and plan refinements with the public and receive feedback. In addition, The Point assembled five working groups composed of dozens of public- and private-sector subject-matter experts. Collectively representing some of Utah’s best and brightest minds, these five working groups developed the following six Key Vision Elements to guide the project’s planning and development:

1. Create an iconic, vibrant, mixed-use community, with a focus on quality of life, healthy living, and a strategic balance of jobs and housing to limit off-site trip generation. Include active, welcoming places for people to gather for recreation, dining, culture and entertainment.

2. Serve the site with a high-quality, future-focused, multi-modal transportation system, emphasizing convenience, safety, access, regional traffic reduction, limited parking, emissions reduction, and active transportation.

3. Promote enduring statewide economic development through job creation, workforce development, and revenue generation. Create a community that will attract and nurture top talent and outstanding anchor companies, as well as smaller local businesses.

4. Advance innovation by creating a place that promotes a culture of creativity and ingenuity, attracts outstanding talent and investment, promotes solution-oriented research, fosters the growth of promising early-stage companies, eliminates regulatory barriers, and facilitates interdisciplinary industry and academic partnerships to generate and commercialize new ideas.

5. Create a model of sustainable development that, relative to traditional development, significantly reduces air emissions (including GHG), water pollution, and water and energy use, and takes advantage of on- and off-site renewable energy resources (including an on-site geothermal resource). Explore a net-zero-ready development.

6. Coordinate closely with others to ensure the development fits well with regional plans and infrastructure, advancing the interests of the broader community and not just the site. Promote regional trail, 10 The Point –River District For-Sale Housing transportation, and green infrastructure connections through the area and facilitate thoughtful regional growth.

Framework Plan In August 2021, SOM’s planning team completed the framework plan to guide development at The Point as Utah’s Innovation Community. River to Range Park and Central Park are the project’s signature open spaces and focal points. The plan also envisions a mixed-use core surrounding Central Park that includes a retail and entertainment destination unique relative to other options in the region.

Overall, the current framework plan creates 307 acres of developable area across 69 development blocks, with an estimated total development potential of about 19.0M SF. 60% of the proposed development is designated for non-residential uses, including institutional/anchor tenants, office, retail, hotel, civic, and other similar uses. The 40% of the development designated for residential use is distributed across single-family and multifamily options, including some ownership options and a small component of high-density detached housing. At buildout, the site could be home to over 15,000 people and over 40,000 employees.

Phase 1 Plan Located at the heart of The Point, the first phase of development encompasses approximately 100 gross acres (66 net buildable), which is one-sixth of the overall site. The first phase of development will foster a vibrant, mixed-use community that significantly reduces water and resource use, creates thousands of high-quality jobs, and catalyzes cutting-edge innovation.

Plans include world-class retail, shopping, and entertainment venues; a people-focused main street with biking, walking, and transit options called “The Promenade”; and a place for The Point Innovation District. With first deliveries in 2028, the first phase of development is expected to deliver approximately 800 multifamily units, Convergence Hall, approximately 111,000 SF of retail, shopping, and restaurants, 30,000 square feet of office space, a 5,000-person-capacity entertainment venue, and a 175-key hotel. In addition, the University of Utah Health and The Point recently announced plans to construct a state-of-the-art healthcare campus on a 46-acre site at the northeast corner of The Point, bringing world-class care, cutting-edge research, and transformative health education to the area.

Development plans also include critical backbone infrastructure that will quite literally lay the groundwork for future development. Major infrastructure projects will extend Porter Rockwell Boulevard by the end of 2026, providing connectivity to the planned transit service through the site, and will construct most of the “River-to-Range” regional trail and public open space system.

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The full framework plan and Phase 1 plan documents and executive summary are available on The Point’s website: https://thepointutah.org/ .

https://thepointutah.org/

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RIVER DISTRICT FOR-SALE HOUSING PARCELS

About The River District For-Sale Housing will be developed concurrently with and outside the boundaries of Phase 1 on a 50-acre site directly west of Phase 1, across Porter Rockwell Road. The parcels under consideration include SR1, SR2, SR3, SR4 in the South River District directly west of Porter Rockwell Parkway, a West River District comprised of parcels WR1, WR2, WR3, and WR4 accessed through the under-construction South and West Loop roads, and two TOD parcels, T2 and T3, adjacent to the new Frontrunner station.

The Point has a proposed conceptual high-density for-sale housing program, including a range of single-family detached homes, townhomes, and condominiums of various densities. Overall, the goal is to deliver a moderate-density for-sale community complementary to the site's overall goals and the housing planned for the Phase 1 mixed-use district. To accomplish this, the River District For-Sale Housing parcels would accommodate approximately 800 to 900 units, assuming an average net density of roughly 15 units/acre, with products ranging from 35’ SFD homes to 20’ and 28’ townhomes and some multifamily condominium product. As part of this proposal, The Point is seeking Developer/Builder(s) to propose which product type(s) they would build and on which parcels they are most viable, based on their firm’s approach to development. The Point is open to creative and unique product types that the Developer/Builder believes will be most successful at this site, if the respondent determines that another land use mix or other solutions are more viable while still meeting the project's vision goals. The Point expects the Developer/Builder(s) to propose a creative and attractive vision for this project, which will be further refined in the Stage II RFP process.

For Sale Parcels Site Plan Additional detail on the proposed for-sale concept is provided in Exhibit A.

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Guiding Principles Although extensive design guidelines have been developed for the overall The Point project, they are oriented toward high-density commercial and rental product types. Rather than provide prescriptive, detailed guidelines for the for-sale program, The Point envisions a more open-ended developer solicitation and collaborative design process. The Point has defined a set of Guiding Principles on which the Developer/Builder(s) can base a product mix, site plan, design character, proposed home designs, and financial proposal. The goal of this more flexible approach is to minimize constraints and allow candidates to best align the plan’s vision with financial feasibility while meeting the State’s goals, including the transit-oriented context of the site that would otherwise require an official station area plan. The Point will then collaborate with the Developer/Builder(s) to draft design guidelines for each parcel in the River District.

The following guiding principles can be considered in constructing your land plan, product proposal, and submittal:

1. An Innovation Community – The state legislature views The Point as a model for next-generation innovation and best practices. The for-sale housing program should likewise embrace emerging trends and explore new thinking in design character, product innovation, emerging demographics, and engaging urban design and streetscape standards. The for-sale program is expected not only to integrate with The Point but also to leverage its position within a dynamic mixed-use environment to advance thinking about what lower- and medium-density housing could look like. Emerging and first-to-market housing concepts are encouraged, assuming project economics support them.

2. Attainability – The Point Phase 1 has a base goal of 12.5% affordable housing as well as workforce housing at price points attainable for median-income households and households earning median income +/- 25%.

Specific attainable housing goals for the River District For-Sale Housing Parcels have not been confirmed, and submitting teams are asked to consider multiple approaches to achieving housing attainability at the site, recognizing that the State’s focus on attainable housing will need to be balanced with The Point’s need for a market-supportable, economically viable project. The Point will not actively manage any housing programs or units to achieve this goal.

3. Optimal Density – The Point is open to a broad mix of for-sale product, ranging from single-family detached homes to condominiums, including concepts that may not be viable in the near term but present strong value opportunities as the mixed-use development in Phase 1 continues its build-out. While there is no predetermined maximum density, the goal of these parcels is to provide moderate- to high-density homeownership opportunities that are complementary to the site's mixed-use vision, at an average net density of roughly 15 units/acre. The Developer/Builder(s) will likely need to balance multiple complex factors when evaluating optimal density, such as the upfront costs of infrastructure and amenities; maximizing residual land value and net present value; pricing and positioning within the broader market; housing demand and absorption pace; and debt service and capital requirements. While only the property identified on the attached exhibit shall be considered, the boundaries of individual parcels are flexible.

4. Neighborhood Character – As noted above, a goal of the overall project is to define and implement best practices in all aspects of development. The Point overall is envisioned as Transit Oriented Development (TOD) given its proximity to the proposed Frontrunner station, light rail, and last-mile circulator system, which also present an opportunity to provide high-quality, walkable streetscape designs and engaging urban design concepts; the single-family housing should reflect the same principles. Pedestrian-friendly streets with street trees, curb-separated sidewalks, architecture-forward design, and reduced garage visibility are found in leading-edge neighborhoods. Development edges adjacent to arterial and collector roadways, greenways, and parks should be treated sensitively. Achieving a distinctive, visually engaging, showcase neighborhood character is a key goal for this district.

14 The Point –River District For-Sale Housing

5. Parks and Open Space – The subject parcels are gifted with significant park and open space resources, including the adjacent River to Range Park and trail. In the current planning study, a network of small local parks is shown as an illustrative example and other concepts integrating open space are welcome. There is not a minimum or maximum amount of internal park required, and the Developer/Builder(s) will be responsible for funding internal, neighborhood-scale parks and amenities. The land underneath the high voltage power lines bisecting the River District For-Sale Housing Parcels may be usable as additional park or open space.

6. Revenue Generation – A primary goal of the River District For-Sale Housing Parcels is to generate near-term revenue for The Point to use in funding operations and maintenance at The Point. A key challenge for candidate Developer/Builder teams is to balance the above goals with optimal revenue generation.

PROJECT CONSIDERATIONS

The following are parameters in developing a submission proposal:

Site Access Access will be taken primarily from the South Loop and West Loop Roads, as shown on the map exhibit on p. 14, which is expected to be completed in summer 2027. Limited right-in and right-out-only access on Porter Rockwell Parkway, which is expected to be completed by fall 2026, may be possible from parcels SR4 and SR2 (location outlined in Exhibit A). Access points shall be consistent with the Master Access Plan provided.

Site Encumbrances

There is a major power transmission line crossing the subject area, with power lines that cannot be undergrounded, shown as “RMP Easement” on the map exhibit on p. 14. The easement could be utilized as a trail system, park/landscaped area, parking, or other similar low-intensity, non-habitable spaces. There is also a historic landfill on the southern portion of the subject area. The State Department of Environmental Quality (“DEQ”) has appropriated funding for cleanup to proceed later this year, and it is anticipated that REC status will be removed from the land title prior to sale without any impacts to construction timing.

Conceptual Site Plan and Product Mix The Board has approved a revised Framework Plan (Exhibit A) for the parcels included within this RFSQ and those adjacent to the future Frontrunner Station, aligning the plan with State and other public partners’ goals for TOD sites and general market feasibility for for-sale housing. The parcels are grouped into five superblocks: the low-to-medium density West River District (Superblocks A and B), the medium density South River District (Superblocks C and D), and the Transit-Oriented District (Superblock E) adjacent to the Frontrunner Station.

The Framework Plan targets an overall density of 19 units/acre across all parcels, including an average net density of roughly 15 units/acre on the River District For-Sale Housing sites within this RFSQ. The least-dense housing options shown in the plan are 35’ detached lots, with a substantial amount of housing envisioned as townhomes or other attached options, including condominiums.

More specifically, the conceptual site plan on the following page (also provided as Exhibit A) includes the following proposed for-sale product types by superblock:

West River District Superblock A

• 61 35’-wide value-oriented (product for price-conscious homebuyers) single-family detached homes, 8.5 du/AC

West River District Superblock B

• 94 35’-wide lifestyle-oriented (product for buyers desiring higher-end finishes/quality) single-family detached homes, 8.5 du/AC

• 88 28’-wide lifestyle-oriented townhomes, 12 du/AC

• 2.6 acres of parks/greenway

15 The Point –River District For-Sale Housing

South River District Superblock C

• 140 20’-wide value-oriented townhomes, 16 du/AC

• 131 low-rise condominium units, 24 du/AC

• 1.5 acres of parks/greenway

South River District Superblock D

• 102 28’-wide lifestyle-oriented townhomes, 12 du/AC

• 94 low-rise condominium units, 24 du/AC

• 0.2 acres of parks/greenway

Transit-Oriented District Superblock E

• 46 28’-wide lifestyle-oriented townhomes, 12 du/AC

• 94 low-rise condominium units, 24 du/AC

• 1.0 acres of parks/greenway

These proposed product types are meant to illustrate the level of density and product mix desired, and respondents are encouraged to propose alternate product types that align with similar density goals and/or provide feedback on these concepts for The Point to consider. At this point, The Point is interested in hearing about your experience delivering homes at this level of density and which product types (of the above list, or others you suggest) you would want to deliver at the site. More specific proposals for product type, floor plans, and preferred parcels are part of the Stage II Request for Proposals submittal for shortlisted candidates.

River District For-Sale Superblocks Additional detail on the proposed for-sale concept is provided in Exhibit A.

SUPER-

BLOCK

PARCEL PROPOSED PRODUCT TYPE LAND AREA

(AC)

PROPOSED

DENSITY (DU/AC)

PROPOSED

UNIT COUNT

A WR1 35’ SFD (Value) 7.2 8.5 61

B WR2 35’ SFD (Lifestyle) 2.9 8.5 25

16 The Point –River District For-Sale Housing

B WR3 35’ SFD (Lifestyle) 8.1 8.5 69

B WR4 28’ Townhomes (Lifestyle) 7.3 12 88

B OS Park/Greenway 2.6 - -

C SR1 20’ Townhomes (Value) 8.8 16 140

C SR2 Low-Rise Condo 5.4 24 131

C OS Park/Greenway 1.5 - -

D SR3 28’ Townhomes (Lifestyle) 8.5 12 102

D SR4 Low-Rise Condo 3.9 24 94

D OS Park/Greenway 0.2 - -

E T2 28’ Townhomes (Lifestyle) 3.8 12 46

E T3 Low-Rise Condo 3.9 24 94

E OS Park/Greenway 1.0 - -

Total/Avg. 65.3 14 850

Development & Approval Process Per The Point’s interlocal agreement with Draper City, The Point board will serve as the entitlement and approval authority for the site based on The Point’s framework plan, with no additional zoning or entitlement approval process in Draper City. The project will follow IBC code for vertical construction instead of Draper City building regulations. Road and utility planning will fall under Draper City standards, and a third-party consultant hired by The Point will provide ongoing coordination for this scope of work on behalf of the City. Long-term governance will transfer to Draper City upon Certificate of Occupancy.

During Stage II of the solicitation, respondents will be asked to develop a conceptual land plan reflecting their proposal for the River District For-Sale Housing. Following selection, the Developer/Builder(s) will coordinate the creation of a detailed land plan and development standards based on their proposed conceptual framework. These documents will be the basis of entitlements and approvals.

Parcel Delivery Condition

The Point and DFCM will deliver the backbone infrastructure to each parcel outlined above such that it is in “pad-ready” condition for the selected Developer/Builder(s) to begin their own site work within the parcel. The Developer/Builder(s) are expected to fund and build internal site infrastructure for their parcels and/or superblocks, as well as internal parks, open space, and any amenities within the site boundaries. The Point expects that a single horizontal infrastructure contractor will be engaged for the in-tract horizontal construction across the River District.

The Point will manage and facilitate these agreements and provide ongoing coordination support.

HOA Structure A Homeowners Association (HOA) structure will be required for the River District For-Sale Housing community, with an anticipated master association for The Point overall. Selected Developer/Builder(s) will be responsible for establishing and funding the homeowner-facing HOA for their respective community or communities, including preparation of the CC&Rs, governing documents, and initial reserve funding consistent with Utah HOA law and standard for-sale residential development practices. Further detail on the master HOA structure, including estimated annual assessment ranges and the scope of shared obligations, will be provided during the Stage II Request for Proposals (RFP) process as that framework is finalized.

17 The Point –River District For-Sale Housing

ADDITIONAL REFERENCE DOCUMENTS

• Exhibit A. SOM River District Design Package

• Exhibit B. The Point Future Development Outlook

18 The Point –River District For-Sale Housing

PROCUREMENT PROCESS

1. Request for Statement of Qualifications Proposals for Real Estate Developer/Builders(s) The solicitation for Real Estate Developer/Builder(s) consists of all of the documents listed in this Stage I RFSQ

Table of Contents and by reference and all said documents are incorporated in this solicitation by reference. The solicitation also includes all of the Stage II RFP documents and all documents incorporated by reference therein.

The solicitation, both Stage I and Stage II, will be available on the Utah Public Procurement Place (U3P) website.

2. Contact Information Except as authorized by The Point Representative or as otherwise stated in the RFSQ or the pre- proposal meeting, communication during the selection process shall be directed to the specified Land Authority Representative. In order to maintain the fair and equitable treatment of everyone, firms shall not unduly contact or offer gifts or gratuities to The Point, any Board officer, employee or agent of the State of Utah, users or Selection Committee members in an effort to influence the selection process or in a manner that gives the appearance of influencing the selection process. This prohibition applies before the solicitation(s) is issued as the project is developed, extends through the award of a contract, and to project completion. Failure to comply with this requirement may result in a disqualification in the selection process. Firms should be aware that Selection Committee members will be required to certify that they have not been contacted by any of the firms in an attempt to influence the selection process.

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

4. Solicitation Schedule The Solicitation Schedule lists the important events, dates, times and locations of meetings and proposal deadlines that must be met by the firms.

5. Mandatory Pre-proposal Meeting A mandatory pre-proposal meeting will be held on the date and time and at the location listed on the Solicitation Schedule. A representative from each interested firm is required to attend. During the meeting, a presentation will be made to describe the overall scope of work and intended schedule.

Interested firms may ask questions and request clarification about the project and the procurement process.

A firm’s absence from the pre-proposal meeting precludes participation as a submitting firm on this project.

6. Proposal Due Dates and Times All proposals must be submitted no later than the dates and times indicated by the Solicitation Schedule. Proposals received after the specified dates and times will not be accepted. The firm is responsible for ensuring that delivery of all proposals is made by the deadlines established in the Solicitation Schedule.

7. Addendum All responses to questions and requests for clarification will be in writing and issued as addenda to the RFSQ. The addenda will be posted on the U3P website.

Any addenda issued prior to the proposal submission deadline shall become part of the RFSQ and any information required shall be included in your proposal.

8. References

Proposers shall provide, by the time indicated in the Solicitation Schedule, a list of references on three similar projects that were completed by the firm. Please see the subsequent page – section “Tab Four – References” for additional information and content requirements.

19 The Point –River District For-Sale Housing

Firms shall submit past performance and reference information by the time indicated on the Solicitation Schedule. It is the firm’s responsibility to provide adequate references in compliance with this RFSQ. Firms that fail to meet the minimum of three ratings will be disqualified.

References shall contain the following information:

Point of Contact: Person who will be able to answer any customer satisfaction questions.

Phone Number: Phone number of the contact we will be surveying.

User Name: Name of Company / Institution that work was performed for.

Project Name: Name of the project.

Date Completed: Date of when the work was completed.

Address: Street, city and state where the work was performed. Size: Size of project in dollars.

Duration: Duration of the project / in months.

Type: Type of the project

9. Minimum Mandatory Proposal Submission Requirements for RFSQ The proposal shall be combined into one PDF document limited to 25 pages (cover page and tab dividers will not count against the 25-page limit) and be uploaded to the U3P website by the date and time listed on the Solicitation Schedule. Any portion of the proposal exceeding the 25 pages as described above will not be considered. Late proposals will be considered nonresponsive and will be disqualified. Proposals shall not contain any hyperlinks to additional content. Any such additional information will not be evaluated or scored as part of the VBS process.

The minimum mandatory proposal required shall be organized as follows:

COVER PAGE: Shall include the project name as well as the firm’s name. The cover page may have a picture on it with a brief description of the picture.

TAB ONE: Letter of Introduction – including the point of contact information & a firm overview.

TAB TWO: Team Overview – including firm background, team structure, resumes and individual qualifications for key team members, and proposed project roles if proposals include more than one firm. If proposing as part of a team, please designate the prime firm that will be holding the contract with The Point.

TAB THREE: Firm Statement of Qualifications & Experience - The firm’s statement of qualifications & experience demonstrates the firms’ executed developments that align similarly to the vision described for for-sale housing at The Point. Please highlight any information necessary to determine the relevance of your prior experience to the concept proposed at the site, such as the size of development, mix of product types, value/cost, inclusion of cutting-edge initiatives and narrative on your firm’s role in planning, development, and execution.

Key qualification criteria include:

• Built more than 100 homes in Utah in the last year, and/or built more than 10,000 homes nationwide in the last 10 years

• Proven ability to construct owner-occupied for-sale homes in under 180 days

• Built examples of moderately-dense for-sale housing, particularly within Utah, and at similar densities to those proposed for the River District

• Demonstrated ability to deliver the in-tract site development required to service the housing

If proposing as part of a team, the prime contracting entity is responsible for meeting the above criteria.

TAB FOUR: References - Provide at least three references for relevant projects where the proposer served as builder/developer, with current contact info for the referenced project. References may include past close

20 The Point –River District For-Sale Housing development partners or collaborators, ideally including public and private partners that can speak to the developer’s work in a public-private partnership context if applicable. It is the firm’s responsibility to ensure up-to-date and accurate information is submitted.

TAB FIVE: Statement of Financial Resources and Relationships that support the ability to execute this opportunity, including any legal claims history against the lead entity in the last five (5) years. Routine claims, such as “slip and fall”, or similar need not be included.

TAB SIX: Narrative Response Alignment…