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									        University of California Davis Long Range Development Plan
                       And Neighborhood Master Plan
             Project Information for Davis City Council Meeting
                              Of October 16, 2002

The University of California, Davis is updating its Long Range Development Plan
(LRDP). The LRDP is similar to a city General Plan in that it creates a physical
planning framework to accommodate projected growth.

The University of California anticipates in 2010-11serving approximately 60,000
additional students statewide beyond 1999-2000 enrollment levels. Each
campus in the system has been allocated a portion of this growth. In response
the campus is updating its LRDP to determine the best way to accommodate
such growth. Compared to the 1999-2000 academic year, the Davis campus
anticipates approximately 6,600 additional students, with about 2,500 additional
faculty and staff through the 2015-16 academic year.

The LRDP update provides both opportunities and challenges in evaluating
different ways to accommodate this growth. In order to further the campus
mission of teaching, research and public service, adequate land needs to be
identified for academic and administrative facilities such as classrooms,
laboratories, and office space; agricultural teaching and research fields; athletics
and recreation uses; student housing and support facilities. The LRDP also
addresses transportation systems and resource stewardship including open
space and habitat conservation planning.

One major new issue the campus is studying within the current plan update is
development of a residential neighborhood on campus land south of Russell
Boulevard and west of Highway 113. Issues driving consideration of a residential
neighborhood include:

•   Providing opportunities for new campus students, faculty and staff to live
    within the Davis community
•   Rapidly escalating housing costs that make it increasingly difficult to attract
    and retain faculty and staff
•   Limited capacity within the adopted Davis General Plan to accommodate
    residential development

The neighborhood proposal under consideration differs from typical private
development proposals the city evaluates in many important ways. First, the
University has broad land use authority to approve development on its land.
Second, the University provides on campus many of the same municipal services
provided by the city; e.g., public safety and wastewater treatment. Third, through
use of long-term ground leases, the University can give occupancy and
ownership priority to students, faculty and staff. Fourth, ground leases will
University of California Davis Long Range Development Plan and Neighborhood Master Plan
Project Information for Davis City Council Meeting
October 16, 2002

   include resale price limits on for-sale units to provide long-term affordability of
   housing stock. Finally, the University of California will be the lead agency
   conducting the environmental impact analysis and considering approval of the
   proposed development. Ultimately, there may be no discretionary action
   required by the city to enable the proposed development.

   However, such development clearly will affect the city in many ways. Issues
   such as whether the development should be annexed and which agency should
   provide public services present important policy choices for both the city and
   University. Thus, the city and campus have agreed to a process to assess the
   implications of the development and to ensure that good information is available
   to decision-makers in considering such issues.

   LRDP Update Process
   UC Davis is beginning the third year of a three-year update process. Beginning in
   October 2000, the first year was devoted to defining the campus growth needs
   and establishing parameters for how to address such needs. Starting in the fall
   of 2001, the second year entailed developing and refining options to address
   identified growth needs, including multiple iterations of LRDP and neighborhood

   Seventeen public workshops have been held during this period. In addition,
   campus committees and leadership have provided substantial input into guiding
   the update process. Ongoing discussions with elected officials and staff from key
   local jurisdictions have also provided important insight and perspective to help
   frame both the process and the substance of the update.

   The final year will be devoted to refining the plan, and completing environmental
   and other technical analyses. The campus anticipates presenting a
   recommended LRDP to the UC Regents for approval in November 2003. A more
   detailed timeline is shown later in this document.

   Goals of the LRDP Update
   Based on input during the first year of the LRDP update, the following goals were
   developed to provide the policy framework for the planning process.

       •   Campus growth should be used as an opportunity to create places that
           bring people together.
       •   Students, faculty and staff should have opportunities to live in this
           community and participate fully in campus life.
       •   Create a physical framework for a diverse and dynamic academic
       •   Manage campus lands and resources in a spirit of stewardship for the

University of California Davis Long Range Development Plan and Neighborhood Master Plan
Project Information for Davis City Council Meeting
October 16, 2002

       •   Enrich campus life and serve the greater community.

   Draft LRDP
   The goals and related principles were used to develop increasingly refined
   alternatives, culminating in a draft LRDP to respond to identified campus needs.
   The following describes the characteristics of the various program elements
   proposed in the updated LRDP:

       Academic and Administrative Buildings: The draft plan identifies capacity for
       an additional 2.5 million assignable square feet (4.2 million gross square feet)
       of classroom, laboratory, and office space. Most of this growth will occur
       within the core campus (east of Highway 113, north of I-80, south of Russell
       Boulevard), although additional land has been designated for future
       expansion of the primate center on the west campus.

       Housing: The draft LRDP provides capacity for approximately 2,000 beds of
       student housing within the core campus. This includes the Segundo
       dormitory infill project, expansion of the Tercero housing complex, and land
       north of the Colleges at La Rue currently being used for greenhouses. In
       addition, varying amounts of additional housing may be included west of
       Highway 113. More detail on these scenarios is provided in the following

       College of Agriculture and Environmental Sciences land use: Major changes
       for the College include a site for eventual relocation of the current dairy to the
       Russell Ranch. In addition, a site for phased relocation of the Land, Air and
       Water Resources Department has also been identified at the Russell Ranch.
       The draft LRPD calls for a long-range agricultural land planning study to
       examine current land use patterns and create a strategic plan for deploying
       agricultural land resources in the future.

       Athletics and Recreation: A new multi-sport stadium and Intercollegiate
       Athletics headquarters is proposed southwest of the intersection of Hutchison
       Drive and La Rue Road. In addition, approximately 27 acres of recreation
       fields are proposed west of Highway 113. In the variations that include a
       residential neighborhood, such fields are incorporated into the neighborhood

       Community Education Center: The Los Rios Community College District
       (LRCCD) has requested approximately 7-10 acres of land for a new Davis
       campus. LRCCD has been discussing program partnership opportunities with
       the Davis Joint Unified School District (DJUSD) and the University. This
       center would be located west of Highway 113.

University of California Davis Long Range Development Plan and Neighborhood Master Plan
Project Information for Davis City Council Meeting
October 16, 2002

       Enterprise Zone/Research Park: The current LRDP includes approximately 38
       acres north and south of I-80 on Old Davis Road with an Enterprise zone
       designation. This land category is intended to accommodate public and
       private entities that share research collaborations with campus researchers.
       Preliminary plans suggest approximately 480,000 square feet of buildings,
       comprising both office and laboratory uses, could be accommodated on in
       this area.

       The current plan also includes about 40 acres of this designation on Hopkins
       Road west of University Airport, which could accommodate as much as
       400,000 assignable square feet of building. However, this area is intended
       for lower intensity uses such as research greenhouses or the like. The draft
       LRDP continues these designations. A master plan for the Research Park
       will be presented concurrently with the LRDP for Regents approval.

       Support facilities: The draft LRDP would add approximately 25 acres south of
       Old Davis Road for relocation and expansion of campus corporation yard
       facilities. Relocation of such facilities from the core campus provides
       additional capacity for academic and other uses in the core.

       Habitat mitigation and restoration: The draft LRDP proposes to create
       expanded wildlife habitat south of Road 32 at Russell Ranch. The campus
       intends to develop a Habitat Conservation Plan to help guide mitigation
       efforts. To the extent that additional mitigation land is required beyond that
       identified, the campus will work with Solano and/or Yolo Counties and their
       respective habitat mitigation plans.

       Figure 1 is the draft LRDP land use diagram that reflects the program
       elements described above.


                                                                                  RUSSELL BLVD

                                                                                                               See Figures 2-3
                                                                                                         (Neighborhood Master Plan)

                                                              HUTCHISON DR
                                                                                                                                                                                                                     HUTCHISON DR

                            COUNTY ROAD 98

                                                                                                                                                                                                      LA RUE RD

                                                                                                                                                                                                                       A   VIS


                                                                                                                                                                                                       oly n
                                                                                                                                                                                                      P li e

                West 1.5 Miles from West Campus to Russell Ranch
                                             County Road 95

Russell Ranch

                                                                                         Russell Blvd.
                                                                                                                                                                                                                                               0                 900     1,800         3,600

                                                                                                                                                                                                                                                North American Datum of 1983 (NAD83).
                                                                                                                Legend                                                                                                                         California State Plane System, zone 2 in feet.
                                                                                                                      Academic/Administrative High Density         Formal Open Space                           Garden Walkways

                                                                                                                      Academic/Administrative Low Density          Open Space Teaching and Research            Formal Open Space (Future)

                                                                                                                                                                                                                                                                       h r — f t
                                                                                                                      Teaching and Research Fields                 PE/ICA Recreation
                                                                           n ty

                                                                                                                                                                                                                                                                      Figure 1

                                                                                                                      Support                                      Research Park High Density

                                                                                                                                                                                                                                                                2003 LRDP Land Use

                                                                                                                      Student Housing                              Research Park Low Density

                                                                                                                      Faculty/Staff Housing                        Parking                                                                                       (Through 2015-16)
                                                                                                                                                                   Community Gardens

                                                                                                                                                                                                                                                                                            October 2002
University of California Davis Long Range Development Plan and Neighborhood Master Plan
Project Information for Davis City Council Meeting
October 16, 2002

   The Need for a Residential Neighborhood
   The core mission of the University is teaching, research and public service. The
   current LRDP update is aimed at ensuring adequate land and facilities will be
   available to support the projected growth in these core functions. Although
   providing housing for persons studying and working at the University is not a
   direct core function, of course, housing for students and campus employees,
   whether locally or outside the immediate community, is needed.

   Historically, the city of Davis General Plan has generally paralleled the campus
   LRDP in providing new housing opportunities during periods of campus growth.
   Current campus policy calls for housing about 25% of students on campus, which
   is comprised of freshman dormitories, student apartments, and family housing
   apartments. The remaining students, and virtually all faculty and staff have thus
   found housing either in the city of Davis or surrounding communities. Currently,
   approximately 90% of Davis-based students, 70% of faculty, and 40% of staff live
   within the immediate Davis community, including those on campus. The
   University believes that such high percentages of campus citizens who live
   locally contributes significantly to the strong sense of community both on campus
   and in the city of Davis.

   As the campus contemplates growth from 2005 through 2015, the Davis General
   Plan residential capacity is very limited. Even if the city General Plan were
   amended to add new residential capacity, the price of housing in Davis and in the
   surrounding region has risen beyond the means of many faculty and staff. It is
   becoming increasingly difficult for the campus to attract and retain the talented
   faculty and staff necessary to maintain UC Davis as one of the premier
   Universities in the nation, and to maintain the close-knit campus-community
   relationship that currently exists.

   Thus, the University proposes to develop a predominantly residential
   neighborhood within the LRDP to provide opportunities for new students, faculty
   and staff to live in the immediate community in approximately the same
   proportions as currently exist. Moreover, through use of long-term ground leases
   and resale controls on for-sale housing, long-term affordability of housing stock is
   more achievable than if this demand was met through typical private
   development. The University believes this proposal has the potential to enhance
   the sense of community enjoyed by current campus and community residents.

   Development of the Neighborhood Master Plan
   As noted above, the 2001-2002 academic year was the period during which
   campus planners prepared increasingly refined land use alternatives for an on-
   campus residential neighborhood.

   The alternatives began with definition of a study area proximal to the core
   campus. A number of factors were considered in evaluating sites within the

University of California Davis Long Range Development Plan and Neighborhood Master Plan
Project Information for Davis City Council Meeting
October 16, 2002

   study area including proximity to campus and the larger Davis community,
   dislocation of existing teaching and research activities, compatibility with
   surrounding land uses, and efficiency of transportation systems. Based on these
   criteria, two potential sites for a residential neighborhood were identified: the
   Hamel Ranch property south of Interstate 80, and campus land west of Highway
   113, south of Russell Boulevard and north of Hutchison Drive. Figure 1A
   illustrates the neighborhood study area and two potential neighborhood locations.

                     West of 113 Central


                                           Study Zone

     Figure 1A: Neighborhood Study Area

   Prior to public workshops held in February 2002, conceptual neighborhood plans
   were prepared for each site. Based on campus and community input received in
   February, the Hamel Ranch property was eliminated from consideration.
   Difficulty of providing access to the campus and community, combined with
   relative isolation and resulting lack of campus and community connectivity were
   among the leading reasons why this site was eliminated.

   In April 2002, the campus presented three refined neighborhood alternatives on
   the site west of Highway 113, encompassing approximately 430 acres of land.
   The base premise underlying these alternatives was to provide all the identified

University of California Davis Long Range Development Plan and Neighborhood Master Plan
Project Information for Davis City Council Meeting
October 16, 2002

   housing demand (i.e., capacity for 90% of students, 70% of faculty, 40% of staff)
   within the neighborhood. In response to the alternatives, community members
   expressed a number of concerns, including traffic impacts on Russell Boulevard
   and neighborhoods immediately north, conversion of agricultural land to urban
   uses, overall land consumption based on proposed residential densities, and loss
   of open space.

   In response to these concerns, campus prepared two new alternatives that were
   presented in public workshops in May 2002. One alternative retained the full
   growth program, but reduced the footprint of the neighborhood from about 430
   acres to 385 acres. This was achieved by increasing housing densities and
   increasing buffer areas between the neighborhood and existing neighborhoods to
   the west and north. A reduced alternative that scaled back the proposed
   neighborhood to approximately 260 acres was also developed. This alternative,
   which would use Olive Tree Drive as the western boundary, comprises
   approximately 260 acres. The reduction in land is accomplished largely by
   reducing staff and faculty housing by about 500 units.

   During the May workshops, concerns remained and several suggestions were
   offered regarding different approaches to accommodating the projected growth.
   In general, the community offered four categories of suggestions as follows:

   •   Orient the neighborhood north and south along Highway 113, rather than east
       and west along Russell Boulevard.
   •   Increase the overall density of the neighborhood – particularly student
       housing – to decrease the overall neighborhood footprint.
   •   Maximize housing within the core campus prior to expanding west of Highway
   •   Distribute housing among multiple sites, including other sites within the city,
       rather than concentrating housing on a single site.

   Campus planners analyzed these suggestions in detail during the summer of
   2002. Based on this analysis, a new alternative has been developed that
   responds to the suggestions offered above. The base premises of this new
   alternative are summarized below:

   •   Although the residential development capacity of the city General Plan is
       limited, there has been recent interest in new projects – particularly student
       housing – that may decrease the total amount of housing needed on campus.
   •   To the extent that residential development in the city serves to accommodate
       projected campus growth, the amount of on-campus housing may be reduced
       commensurately. The campus should participate as an active partner with
       the city in determining the type and amount of housing each may provide.

University of California Davis Long Range Development Plan and Neighborhood Master Plan
Project Information for Davis City Council Meeting
October 16, 2002

   •   Defining a smaller initial neighborhood development maintains flexibility to
       address future growth –if and when needed – in various directions, potentially
       west, east, or south.

   Employing these premises, campus planners developed a conceptual
   neighborhood core alternative. It differs from the Olive Tree Drive alternative
   described above in the following ways:

   •   It includes land north of Hutchison Road that currently serves the Agricultural
       and Biological Engineering Department. In doing so, the Heidrick Center for
       Agricultural Equipment will need to be relocated.
   •   It reduces the total footprint of the neighborhood by approximately 60 acres to
       approximately 200 acres through a combination of reducing the total number
       of housing units and further increasing density.
   •   It moves the western extent of the neighborhood approximately 2,000 feet to
       the east of Olive Tree Drive.
   •   It reduces the total number of both student and faculty/staff housing units and
       thus also the total population west of Highway 113.

   This new alternative recognizes that while the demand for housing for students,
   faculty and staff is now great, there are many factors subject to change in the
   coming years that may affect such demand. It acknowledges that changing
   circumstances may call for altering the mix and timing of various types of
   residential development; thus the land plan provides flexibility to respond
   appropriately. Finally, by working on a long-term strategic agricultural land use
   plan with the College of Agriculture and Environmental Sciences, it may create
   opportunities to use current agricultural teaching and research land that is closer
   to the core campus if future demand proves it is needed.

   Thus, for purposes of the environmental impact analysis, the campus will
   evaluate a range of potential development within the area bounded by Highway
   113, Russell Boulevard, Olive Tree Drive, and Hutchison Road. At the lowest
   intensity of development, only the Community Education Center and recreation
   field complex will lie west of Highway 113. Recreation fields are needed to serve
   student growth regardless of the proximity of housing, and co-location of the
   community education center with this complex affords opportunities for joint use
   of both the fields and parking facilities.

   The highest intensity of development would extend to Olive Tree Drive on the
   west. The neighborhood core scenario lies between these two ends of the
   analysis spectrum. Development extending beyond Olive Tree Drive to the west
   will not be fully analyzed in the environmental review.

University of California Davis Long Range Development Plan and Neighborhood Master Plan
Project Information for Davis City Council Meeting
October 16, 2002

   Table 1 provides a statistical summary of these scenarios. Figures 2 and 3
   illustrate the conceptual land use diagram for each scenario.

              Table 1: Neighborhood Alternatives Land Use Summaries
                                   Full Program     Olive Tree Drive Neighborhood
           Land Use                          (1)                                  (2)    Fields/CEC
                                     (acres)             (acres)     Core (acres)
                                                                                         only (acres)
 Faculty/Staff Housing                   167.81               95.6             70.0             0.0
 Student Housing                           50.3               52.9             35.0             0.0
 Mixed Use Center                           7.6                5.1              5.1             0.0
 Elementary School                          4.7                3.9              3.9             0.0
 Community Education Center                 6.5                7.7              8.0            10.0
 Arterial Streets                          20.4               15.4             10.0             1.0
 Recreation Fields                         32.6               27.0             27.0            30.0
 Community Green Space                     94.9               51.5             41.0             0.0
Total Site Acres                          384.8              259.0            200.0            41.0

     Units and Population
 Total faculty and staff units              1,150           600 – 800         400 – 600            0
 Percent of new faculty & staff
                                             46%             25 – 32%         20 – 25%            0%
 accommodated on campus
 Total student beds                         3,980        3,400 - 3,900    2,200 – 2,700            0
 Percent of new students
                               (3)           90%              80 - 90%        65 – 70%           30%
 accommodated on campus
 Resident population                        6,850                5,400            3,700            0
   (1) The full program is shown for comparative purposes only; it will not be evaluated in the
        environmental impact report at a level of detail that would enable approval.
   (2) Estimated; detailed calculations were not complete as of this writing.
   (3) Includes 2,000 student beds within core campus.
   (4) Population estimate based on student beds plus (faculty & staff units x 2.5 persons/unit)

Figure 2: Olive Tree Drive Land Use Diagram
Figure 3: Neighborhood Core Land Use Diagram
University of California Davis Long Range Development Plan and Neighborhood Master Plan
Project Information for Davis City Council Meeting
October 16, 2002

   Proposed Land Uses
   As noted above, a range of development in the neighborhood will be evaluated.
   The Olive Tree Lane alternative would comprise approximately 260 acres; the
   Neighborhood Core alternative would encompass about 200 acres. The
   academic program alternative will comprise about 41 acres. The characteristics
   of the proposed land uses and the differences between the range of alternatives
   are described below.

       Student, Faculty and Staff Housing: The proposed project will include a
       combination of single-family detached units – many with cottage units similar
       to the Aggie Village project, attached townhouses, and apartments. In
       addition, residential uses are proposed above commercial uses within a
       mixed-use center.

       The Olive Tree Drive alternative would designate approximate 150 acres of
       land for residential development, intended to accommodate up to 5,400
       residents. A range of 3,400 to 3,900 student beds and between 600 and 800
       faculty and staff units could be built.

       The Neighborhood Core alternative designates approximately 105 acres of
       land for residential development to house approximately 3,700 residents.
       Under this scenario, a range of 2,200 to 2,700 student beds and 400 to 600
       faculty and staff units could be provided.

       The campus does not envision a strict segregation of housing types.
       Although generally more student housing will be located on the eastern
       portion of the site nearer the core campus, a mix of unit types is anticipated
       throughout the project, down to the block level. Figure 4 is an illustrative
       example of the residential character envisioned in the neighborhood.

Figure 4: Illustrative Diagram of Residential Area
University of California Davis Long Range Development Plan and Neighborhood Master Plan
Project Information for Davis City Council Meeting
October 16, 2002

       Mixed-use Center: A small amount of locally serving commercial uses will be
       developed around a village square mixed-use center, which will include
       housing above ground-floor commercial. Although market analysis now
       underway will help refine the amount of such development, the mixed-use
       center is not envisioned to substantially serve people from outside the
       immediate neighborhood. Anticipated uses may include convenience retail,
       personal services, small cafes and restaurants, laundromat/cleaners, day-
       care, and the like.

       Education: The Los Rios Community College District (LRCCD) has
       requested that land be designated within the LRDP for a Davis campus for
       Sacramento City College. The District has been operating locally out of a
       small office complex in downtown Davis that is inadequate for its current
       programs and has no capacity for future expansion. Preliminary plans from
       LRCCD indicate 60,000 to 80,000 assignable square feet of academic and
       administrative buildings on 7 to 10 acres of land. The actual amounts will
       depend on the extent to which shared use of athletics fields and parking can
       be achieved.

       In addition, the campus has been facilitating partnership discussions between
       LRCCD and the Davis Joint Unified School District (DJUSD) for use of the
       proposed LRCCD facilities by DJUSD. Although preliminary at this point in
       time, ideas being explored revolve around using the facilities to create
       program linkages between DJUSD, LRCCD, and the University. A program
       planning process is being initiated by the three entities to begin to define

       An elementary school facility is proposed to accommodate the expected
       increase in school-aged children generated by the project. The University’s
       fiscal and financial analysis will include provision of both a site and facility.
       However, this has been predicated on the full program alternative. The Olive
       Tree Drive alternative will generate substantially fewer school-aged children;
       the Neighborhood Core alternative fewer still. It is not clear whether an
       elementary school within the project will best serve the District’s needs.
       Discussions with the District on this issue continue at this time.

       Recreation fields: Approximately 27 acres of active recreation fields are
       proposed west of Highway 113, to serve the campus and larger community.
       Many if not all such fields will be lighted. The proposed location of the
       recreation fields is driven by three primary criteria: 1) close proximity to
       student housing, 2) orientation away from existing neighborhoods to the north
       to minimize impacts of night lighting, and 3) providing a uniform environment
       immediately north of sensitive meteorological monitoring equipment operated
       by the department of Land, Air, and Water Resources.

University of California Davis Long Range Development Plan and Neighborhood Master Plan
Project Information for Davis City Council Meeting
October 16, 2002

       Parks and Open Space: The neighborhood will include generous park and
       open space networks in addition to the active recreation fields noted above.
       A portion of the open space network is anticipated to also serve as drainage
       and potentially wastewater treatment facilities. Technical feasibility and land
       requirements of such systems are currently being evaluated. A neighborhood
       park is proposed adjacent to the elementary school in scenarios with housing.

   Project Characteristics
   The following describes some of the important characteristics of the proposed

       Transportation and Circulation: The central feature of both alternatives is a
       proposed transit green through the middle of the proposed project. The
       transit green would provide pedestrian and bicycle facilities in addition to a
       dedicated bus rapid transit lane. No private automobiles would be allowed on
       the transit green. By running through the center of the project, no housing
       unit would lie more than one-quarter mile from this transit connection.
       Preliminary analysis by Unitrans suggests that bus headways of six to eight
       minutes may be achievable with this approach. To encourage use of this
       facility, residents of the project would generally be unable to purchase on-
       campus parking permits. Figure 5 is an concept diagram that illustrates how
       this transit green would function.

       Bicycle and pedestrian facilities will be integrated into the project in several
       ways. Open space/greenbelt corridors will include bike and pedestrian paths
       with links to all neighborhoods and the transit green. Grade-separated
       crossings are anticipated to minimize potential conflicts between automobiles
       and bicycles and pedestrians. Where appropriate, on-street bicycle lanes will
       be provided.

       Primary vehicular access to the project will be via Hutchison Road. Both
       scenarios show potential access connections to Russell Boulevard; however,
       the feasibility and nature of such connections will depend on both technical
       traffic analysis and desires of the city of Davis. Street design within the
       project will constructed consistent with city standards. A potential exception
       to this goal will be examined within one alternative under the infrastructure
       analysis, described in more detail below.

Figure 5: Illustrative Diagram of Transit Green
University of California Davis Long Range Development Plan and Neighborhood Master Plan
Project Information for Davis City Council Meeting
October 16, 2002

       Environmental Design: The campus is evaluating a number of innovative
       approaches to environmental design with the neighborhood. On-site drainage
       retention, wastewater collection and treatment, and substantial use of solar
       photovoltaic for electricity generation are three examples of such systems.
       Additional information on the implications of such strategies will be
       forthcoming from the infrastructure analysis currently underway.

       Affordable Housing: Through retention of land ownership and use of long-
       term ground leases, the campus will establish priority for University affiliates
       to purchase or rent housing developed in the neighborhood. In addition,
       resale controls on for-sale residential units will limit equity appreciation and
       ensure long-term affordability of the housing stock.

       Public Services: Two studies currently underway will help inform options for
       public services to the site. Both the fiscal impact and infrastructure analyses
       will assess the capacity and cost of services provided by the city of Davis and
       campus. It is possible that both entities may provide various services.

   Existing Site Conditions
   The proposed site is on University-owned land bordered by Russell Boulevard to
   the north, state Highway 113 to the east, and Hutchison Drive to the south. Both
   prior to and since its acquisition by the University in the 1950s, the proposed site
   has been used for field teaching and research. The site is generally flat; what
   little slope there is tends toward the northeast corner of the site. Agricultural use
   of the property has resulted in repeated “laser-planing” of field sections, creating
   a series of short steps between fields. A small reservoir sits in the southwest
   corner of the property.

   The only building on the proposed neighborhood site is the Joe A. Heidrick, Sr.
   Western Center for Agricultural Equipment. Completed in 1998 at a cost of
   approximately $2.5 million, this 18,000 square foot building and surrounding 39
   acres accommodate teaching, research, and extension activities pertaining to
   agricultural field equipment management, operation, and maintenance. Under
   the Neighborhood Core alternative, this facility will require relocation.

   Surrounding uses include predominantly single family residential development
   north of Russell Boulevard and in the Patwin neighborhood to the west. East of
   Highway 113 lies the core UC Davis campus; uses immediately east of Highway
   113 include student housing, agricultural teaching and research fields, and
   academic and administrative buildings. Existing land uses south of the site are
   predominantly teaching and research fields, with associated support facilities
   including greenhouses, equipment maintenance and storage facilities.

University of California Davis Long Range Development Plan and Neighborhood Master Plan
Project Information for Davis City Council Meeting
October 16, 2002

   The existing land assignment map shows adjacent land uses by academic
   departments, as well as the departments potentially affected by the proposed
   project (Figure 6). One important premise of the neighborhood proposal is that
   displaced teaching and research fields and associated facilities will be replaced

Figure 6: Land Assignment Map
University of California Davis Long Range Development Plan and Neighborhood Master Plan
Project Information for Davis City Council Meeting
October 16, 2002

   Studies Underway
   As noted above, several studies currently underway will help inform a number of
   policy issues related to the neighborhood.

       Fiscal and financial feasibility analysis: This study will examine both the fiscal
       impacts on service providing agencies, as well as the development feasibility
       of the proposed neighborhood. The fiscal analysis will include estimates of
       the cost of providing ongoing services such as public safety and street and
       open space maintenance. It will also estimate revenues that will be
       generated by the project to pay such costs. In addition, the study will develop
       a capital facility financing plan to pay for one-time capital facility costs such as
       utility infrastructure, roads, and the like.

       The market study and development feasibility analysis will help inform the mix
       of various residential types by assessing affordability in relation to
       development costs. In addition, the analysis will test the ability of the project
       to finance the various infrastructure improvements that will be needed to
       serve the project.

       This analysis is being prepared by the Goodwin Consulting Group with
       assistance from Economics Research Associates.

       Infrastructure: This analysis is examining the service capacity and estimating
       the cost of three alternative utility and infrastructure schemes to serve the
       project. One scenario will evaluate connecting the neighborhood to
       conventional city infrastructure systems. The second scenario will examine
       connecting the neighborhood to conventional campus systems. The third
       alternative will evaluate a number of alternative strategies for on-site drainage
       retention, wastewater management, and energy generation.

       This analysis is being prepared by Cunningham Engineering, with assistance
       from Ove Arup and Associates, and UC Davis Architects and Engineers.
       Cunningham anticipates significant interaction and discussion with city of
       Davis staff.

       Traffic: Fehr & Peers Associates is preparing an initial traffic review of the
       draft Long Range Development Plan and neighborhood alternatives. As noted
       above, this analysis will examine two scenarios with respect to vehicular
       access from the proposal to Russell Boulevard. One scenario will assume no
       connection. The other scenario will assess the implications of connections as
       illustrated on the land use diagrams. In particular, traffic impacts and required
       improvements to existing roadways and intersections will be assessed. In
       addition, the potential for cut-through traffic between Russell Boulevard and
       Covell Boulevard will be assessed.

University of California Davis Long Range Development Plan and Neighborhood Master Plan
Project Information for Davis City Council Meeting
October 16, 2002

       LRDP environmental impact report: The campus recently released a Request
       For Proposals (RFP) soliciting consultant assistance for preparation of the
       LRDP environmental impact report (EIR). The EIR will evaluate the full range
       of potential environmental effects of the LRDP and associated development
       pursuant to the California Environmental Quality Act (CEQA). The initial
       study for the EIR is anticipated to be available in mid-October; a public
       scoping session for the EIR is scheduled for November 4, 2002 on campus.

   Process Timeline
   Following are key process milestones and anticipated dates as they relate to the
   City of Davis:

       •   October 16, 2002: City Council presentation and overview of LRDP and
           Neighborhood Master Plan

       •   October 21, 2002 (tentative): Publish LRDP initial study.

       •   November 4, 2002: Public meeting on campus regarding scope of LRDP

       •   November 13, 2002: City Council comments related to EIR scope.

       •   November 21, 2002 (or 30 days after publishing initial study): Close of
           public comment period for EIR scoping.

       •   December 2002 through March 2003: Work with City to refine
           neighborhood master plan based on infrastructure, fiscal, and other
           planning issues, including a draft memorandum of understanding.

       •   April 15, 2003 (approximately): Publish draft environmental impact report
       •   Late April through early-June 2003: Public review and comment period on
           DEIR .
       •   July through September 2003: Prepare responses to comments received
           on DEIR.
       •   Mid-October 2003: Publish final EIR.
       •   November 20, 2003: Regents meeting to consider certification of the EIR
           and approval of the new LRDP.

University of California Davis Long Range Development Plan and Neighborhood Master Plan
Project Information for Davis City Council Meeting
October 16, 2002

   Beyond this timeline (or perhaps concurrently in some cases), campus will need
   to also complete the following steps prior to ground-breaking for development in
   the Neighborhood master plan area:

       •   Determine the structure of and staff the development oversight agency.
           The campus is considering a model similar to the Irvine Campus Housing
           Authority (ICHA), a non-profit entity on the UC Irvine campus that
           oversees faculty housing construction and management.

       •   Request proposals for a private development partner (or partners) to
           actually implement the initial phase of development.

       •   Complete detailed infrastructure planning and financing arrangements for
           initial phase of development.

   Assuming that the UC Board of Regents approves the plan in November of 2003,
   it is unlikely that initial ground-breaking could occur prior to summer of 2004,
   which implies first occupancy in the summer or fall of 2005 at the earliest.

   Neighborhood Project Phasing
   The projected phasing of development is unclear at this time. Information from
   the market feasibility, infrastructure development, and financing studies currently
   underway will help to develop scenarios for phasing. Additional information will
   be provided once it is available.


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