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Morrisonproperty@Multco.Us Multnomah County Facilities & Property Management Division 401 North Dixon, Portland, OR 97227 Request for Proposals (RFP) for The Acquisition and Redevelopment of the Morrison Bridgehead Property Joint Development Solicitation # FY11-01 Due by: February 9, 2011 For More Information Contact: [email protected] Multnomah County Facilities & Property Management Division 401 North Dixon, Portland, OR 97227 Request for Proposals The Acquisition and Redevelopment of the November 10, 2010 Morrison Bridgehead Property Table of Contents 1. Development Opportunity 2. Multnomah County and PDC 3. Property Information 4. Planning and Policy Context 5. Guiding Principles 6. RFP Goals 7. Submission Requirements 8. Instructions for Preparing the Proposal 9. Evaluation Criteria 10. Decision Process 11. General Conditions Attachment A: Site Photos Attachment B: Reference Library Attachment C: Bridge Requirements 1 Request for Proposals The Acquisition and Redevelopment of the November 10, 2010 Morrison Bridgehead Property 1. Development Opportunity Multnomah County (“County”) and the Portland Development Commission (“PDC”) seek statements of proposals from development teams for the acquisition and redevelopment of a four-parcel site situated in downtown Portland at the base of the Morrison Bridgehead (“Property”). The Property is owned fee simple by Multnomah County and includes: Block 16, bounded by SW 1 st Avenue to the east, SW 2 nd Avenue to the west, and SW Alder and SW Washington Streets to the south and north, respectively; and Blocks 1, 2 and 39 which are bounded by SW Naito Parkway to the east, SW 1 st Avenue to the west, and SW Morrison and SW Stark streets to the south and north, respectively. Multnomah County and PDC anticipate the possible selection of a qualified Developer (Section 10 Decision Process) through this RFP to acquire and develop the Property. Any binding agreements will depend solely upon the actions of the Multnomah County Board of County Commissioners. The selected Developer could enter into a Disposition and Development Agreement (DDA) with Multnomah County. The DDA would describe the terms and conditions of any real property conveyance. It is not anticipated that conveyance would occur in advance of development commencement. 2 Request for Proposals The Acquisition and Redevelopment of the November 10, 2010 Morrison Bridgehead Property The focus of this RFP is on the following: The Developer’s specific terms for acquiring the Property, including price and schedule; and The Developer’s concept and approach for redevelopment of the Property, specific development program and business plan, and qualifications to complete such a redevelopment project. All potential Developers are responsible for monitoring the status of this RFP Process using www.multco.us/morrisonproperty . All Addenda and Communications will be posted to this website and it will be updated each Wednesday until further notice. All questions, clarifications and other communications must be submitted in writing via [email protected] ANTICPATED SCHEDULE: SUBJECT TO CHANGE AS ISSUED VIA www.multco.us/morrisonproperty Projected Solicitation Schedule (subject to modification during the process): 1. Announcement of RFP Solicitation Date: November 10, 2010 2. Property Site Inspection Tour: (optional): November 30, 2010 3. Proposals Due: February 9, 2011 4. Evaluation of Proposals: February-March 2011 5. Presentation and Interviews (optional): March 2011 6. Recommendation to Board of County Commissioners: April 2011 7. Notice to Respondents of County’s determination: May 2011 Property Site Inspection Tour All potential Developers are invited to an optional Property Site Inspection Tour on November 30, 2010, 10:30 a.m. to 12:00 noon, Hotel Fifty, 50 SW Morrison, Portland, OR 97204. Courtesy R.S.V.P. via [email protected] 3 Request for Proposals The Acquisition and Redevelopment of the November 10, 2010 Morrison Bridgehead Property 2. Multnomah County and PDC A. Multnomah County Multnomah County is one of 36 counties in Oregon. Though smallest in area, it is the most populous as its county seat, Portland, is the state's largest city. The county is likely named after Native American people first recorded in the journals of the Lewis and Clark Expedition, Mulknomans, who lived in a village on the east side of present-day Sauvie Island. Multnomah County was created on December 22, 1854, formed out of the eastern part of Washington and the northern part of Clackamas counties. Its creation was a result of a petition earlier that year by businessmen in Portland complaining of the inconvenient location of the Washington County seat in Hillsboro and of the share of Portland tax revenues leaving the city to support Washington County farmers. According to the U.S. Census Bureau, the county has a total area of 466 square miles, of which, 435 square miles of it is land and 30 square miles (or 6.53%) of it is water. The principal industries of Multnomah County are manufacturing, transportation, wholesale and retail trade, and tourism. Since Oregon does not have a sales tax, it attracts shoppers from southwest Washington. Portland ranks third in total waterborne commerce on the West Coast and is one of the five largest auto import ports in the nation. It is also the West Coast's leading exporter of grain and lumber. About the Area The Portland-Vancouver-Hillsboro, OR-WA Metropolitan Statistical Area (MSA), also known as the Portland metropolitan area or Greater Portland, is an urban area straddling the states of Oregon and Washington. The U.S. Census Bureau's definition for the MSA is currently all of the following counties: Clackamas County, Oregon; Columbia County, Oregon; Multnomah County, Oregon; Washington County, Oregon; Yamhill County, Oregon; Clark County, Washington; and Skamania County, Washington. The Portland–Vancouver–Hillsboro Metropolitan Statistical Area (MSA), the 23rd largest in the United States, has a population of 2,241,841 (2009 U.S. Census Bureau estimate). The greater market encompasses a 50-mile radius, stretching from Salem, Oregon to Longview, Washington with an estimated population approaching 2.8 million. In recent years, the region has been featured in several national publications as one of the most livable and desirable areas in the country. The County offers natural splendor and urban amenities alike: it is home to the scenic wonders of the Columbia River Gorge and the western slopes of picturesque Mt. Hood, as well as to the urban sophistication of Portland, Oregon's largest city. Portland International Airport links Greater Portland to the world with non-stop service to Europe, Asia, and throughout North America. Multnomah County Governance and Workforce The County is governed by a Board of County Commissioners, consisting of non- partisan members elected from designated districts, and the Chair of the Board, who is 4 Request for Proposals The Acquisition and Redevelopment of the November 10, 2010 Morrison Bridgehead Property elected at large. In addition to legislative leadership, the Chair also provides executive direction as the County’s CEO. The County workforce of about 4,500 regular employees provides a wide variety of services to the community through nine County Departments including libraries, social services, health clinics and regulatory health services, supervision/custody for juvenile and adult offenders, criminal prosecution, land use and transportation, animal services, elections, and law enforcement for unincorporated areas. B. Portland Development Commission For more than fifty years, the PDC has worked to enhance the Portland metropolitan area’s livability. PDC’s m ission is to bring together resources to achieve Portland’s vision of a diverse, sustainable community with healthy neighborhoods, a vibrant central city, a strong regional economy, and quality jobs and housing for all. Created by City of Portland voters in 1958 and serving as a special purpose government, PDC is the City’s economic development and urban renewal agency. It is governed by a board of five volunteer citizens appointed by the Mayor and approved by the City Council. PDC’s primary funding source is tax increment financing implemented through the creation of Urban Renewal Areas (“URA”) throughout the city. Currently, PDC manages the implementation of eleven urban renewal areas, including seven within Portland’s central city. Jobs PDC is responsible for developing and implementing strategies that facilitate retention, growth and diversification of businesses in the City that offer family wage jobs. A variety of technical and financial assistance programs exist to help attract new businesses to the City, as well as retain and support expansion of existing businesses. Revitalization PDC plays a key role in stimulating and supporting physical redevelopment of industrial, commercial and neighborhood districts throughout the City in order to improve livability and expand opportunities for quality jobs and improved livability. This is accomplished by public/private partnerships that span from the public realm to private property; funding and oversight of new infrastructure (e.g., roads, transit, parks) as well as providing technical and financial assistance to developers undertaking private projects that are supportive of public plans and objectives. Housing Recently, PDC’s housing implementation function was merged with a City bureau with affordable housing responsibilities to create the Portland Housing Bureau (“PHB”). PHB is partially funded through a set aside of tax increment funding in all non- industrial URAs.
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