www.co.washington.or.us/cornell-murray
Request for Expressions of Interest CORNELL/MURRAY PROPERTY
Suggested* Response Submittal Date: September 14, 2015, 4:00 pm
*While there is not a formal submittal deadline, the County suggests that submittals be provided by the date above. However, submittals will be accepted at any point, until such time as the County has made a selection in its sole discretion.
NW CORNELL RD
NW MURRAY BLVD
NW JOY AVE
NW DALE AVE Table of Contents
1. Introduction & OVERVIEW 01 2. Development offering 05 3. context: cedar mill 09 4. property information 13 5. selection criteria & Process 20 6. submission format and content 24 7. General conditions 28
County Contact
For more information, or for all questions related to this Request for Expressions of Interest (RFEI), please contact Stephen Roberts at (503) 846-3798, or stephen_roberts@ co.washington.or.us or visit www. co.washington.or.us/cornell-murray. cornell/murray property - rfei 01
Introduction & OVERVIEW
Introduction bus lines serve the site, providing connections to light rail. Washington County is seeking expressions of interest in two The County purchased the property County-owned parcels totaling 0.76 in 2008 as part of a project that acre (about 33,000 square feet) at improved the Cornell/Murray the southeast corner of Cornell intersection. The road project is Road and Murray Boulevard, in the complete, and the remaining property heart of the Cedar Mill Town Center. is now available for redevelopment. 1.Developers, business owners and others with creative, feasible ideas Cedar Mill is a thriving community for uses or activities that support the in urban unincorporated Washington town center vision are encouraged to County. Within a two-mile radius respond. of the subject property, there are about 60,000 residents and 30,000 The criteria the County will use jobs. Cedar Mill boasts one of the to evaluate responses and select a highest average incomes in Oregon. preferred development concept are Once predominantly a bedroom set forth in Section 5 (page 20). community to Portland, Washington County has become a major economic Property and Community driver in the region and the state. Overview Intel has its largest concentration of The property is conveniently located jobs in the world in nearby Hillsboro. just north of the Sunset Highway (US Existing uses in the area include 26)/Murray Boulevard interchange Beaverton School District’s Sunset in the Cedar Mill Town Center. More High School, with about 2,000 than 30,000 cars drive past the site students and teachers; a mix of on a typical weekday, and two TriMet 02 cornell/murray property - rfei
retail and commercial businesses; See Section 3 for additional and single-family and multi-family community background information. residential housing. Several new retail and commercial developments Development Offering have been completed in the Cedar Overview
Mill Town Center in the past few This Request for Expressions of years. New development will create Interest (RFEI) sets forth the County’s several thousand new housing units intentions for this project, including in Cedar Mill in the next decade, the selection criteria and selection based on recent trends. process. This RFEI is intended to be very flexible. The County is not cornell/murray property - rfei 03
seeking detailed proposals for the Submittal and Review Process site at this time, although it will not Overview reject any specific proposals that may The County has identified criteria be put forward. Rather, the County it will consider when evaluating seeks expressions of interest from responses to this RFEI, particularly developers, business owners, or each proposal’s responsiveness to others who may have viable ideas for the County’s objectives set forth in the site and the ability to bring ideas Section 5 (page 20). to fruition. Based on the responses to this RFEI, the County intends to There is no formal deadline for select a party with whom it will enter submittals—the County is willing into exclusive negotiations. to entertain any response at any time until it enters into an exclusive The County is open to a broad agreement with a selected team range of ideas—new mixed-use (such as an Exclusive Negotiating development, temporary activities, Agreement). However, the County or any combination of uses and is interested in timely action, and activities that best achieves the strongly suggests that interested County’s goals as set forth in Section parties submit a response to 5. The County is also open to a broad this RFEI no later than Monday, range of possible deal structures— September 14, 2015 at 4 p.m. outright purchase, land sale contract, ground lease, lease with an option to purchase, and so forth. 04 cornell/murray property - rfei
Address RFEI responses and questions to:
Stephen Roberts Special Projects Coordinator Washington County Department of Land Use & Transportation 155 N. First Avenue, Suite 350, MS 16 Hillsboro, Oregon 97124 [email protected] 503-846-3798 direct
County staff is available to meet with interested parties ahead of the suggested submittal deadline to answer questions about this RFEI, to discuss goals and expectations, and potential partnership arrangements. If desired, meetings may be held at the site, and may include a brief tour of the surrounding area. Contact Stephen Roberts if you would like to schedule a meeting.
cornell/murray property - rfei 05
Development offering
Development Offering for Expressions of Interest (RFEI). Overview This approach is flexible and does not require a complex or expensive The County seeks expressions of response on the part of prospective interest for the use or redevelopment respondents. The County does not of the site in a way that supports the expect prospective respondents County and community vision for to incur considerable costs in the Cedar Mill Town Center. The responding to the RFEI—rather, County is open to a wide range of the County is looking for creative ideas for the site. The County also 2. responses and approaches. welcomes proposals which affect not only the County’s property, but other Some community members have nearby and/or adjoining parcels. suggested that some portion of the site could be utilized as publicly- Innovative Concepts accessible open space. County Encouraged staff has conducted exploratory The County has not identified a conversations with Tualatin Hills specific required program for the Park & Recreation District (THPRD) property, but is instead seeking staff regarding the possibility of that developers/business owners with a agency’s participation in the creation proven track record who can provide of some type of public open space on a compelling use or development some portion of the property—most concept and business plan that likely the northern-most section. contributes to the County’s objectives THPRD is open to cooperating with as set forth in Section 5. The County the County and with the project team is very intentional in utilizing the selected as a result of this process. approach set forth in this Request Prospective respondents to this RFEI 06 cornell/murray property - rfei
are to direct any questions about lease agreement might include an this possibility to Stephen Roberts option-to-purchase. (see contact information on page 4), who will coordinate communications Potential County Assistance during the RFEI review and The following is a list of forms evaluation process. of assistance that the County is Flexible Deal Structures willing to consider. This list is not Considered necessarily exhaustive, nor is it in any order of priority. Just as the County is amenable to a variety of programmatic ideas for • Vertical Housing Tax Abatement: the site, the County is also open to a The County will consider range of possible deal structures for initiating a Vertical Housing the project. The following is a list of Development Program for the possible deal structures. This list is area. Under this program, mixed- not intended to be exhaustive, nor use projects featuring at least two is there any priority in the order of floors of housing over ground- ideas listed: floor commercial use are eligible for a maximum 10-year property • Sale: The County could sell the tax abatement of 40% - 80% property to the selected project (depending on the number of team, either for cash, or seller- floors of residential use). financed (contract purchase). • Land/Lease Write-Down: The • Lease: The County could enter County will consider offers into a long-term lease agreement which entail a sale price (or with the developer team. Such a lease payment) at less than fair cornell/murray property - rfei 07
market value, particularly if the the prior buildings on the site County determines that this (demolished by the County as part is necessary to achieve some of the road-widening project) may substantial objective, such as a apply to any new development on project that is very compelling in the site. satisfying the County’s selection • Development Code/Community criteria. For instance, the County Plan Modifications: The County may deeply discount the lease of anticipates that the successful the land if the developer/lessee respondent to this RFEI may provides a substantial portion propose a use or activity of site improvements for a use that requires modifications or activity that contributes to to the County’s Community a strong sense of place and is Development Code and/or consistent with the Cedar Mill the Cedar Hills-Cedar Mill Town Center vision. Community Plan. The County • Assistance in Securing Other is prepared to work with the Financing Sources: The County selected respondent to this RFEI will consider assisting the to consider options to address any developer team in securing such code issues. other financing for the project— • Assistance in Negotiations: The including, but not limited to, County will assist the team conventional loans, New Market in negotiating any necessary Tax Credits, and other funding agreements with other property sources. owners, related to use of off- • Systems Development Charge street parking, shared driveway Credits (SDCs): SDC credits from access, and so forth. 08 cornell/murray property - rfei
• Community Relations Assistance: There is strong community interest in what occurs on this property, in the context of a larger community desire to bolster a stronger community identity and a sense of place in the Cedar Mill Town Center. The County will work closely with the selected project team to coordinate communications with the community. cornell/murray property - rfei 09
context: cedar mill
Cedar Mill Overview
Cedar Mill is generally characterized by post-World War II development— most of its buildings date to the 1950s and later. However, the community boasts an intriguing history. The area was settled by Oregon Trail pioneers beginning in the 1840s, 3.and a lumber mill was established in 1852. John Quincy Adams Young bought the mill in 1869. In 1874, he became the postmaster and named the community and the creek that powered the mill. The Young House and the adjacent Cedar Mill Falls are Top: The Young House c. 1903 (Source: The Cedar Mill News) Bottom: The Young House today (Credit: Paul Reichow) owned by the Tualatin Hills Park & Recreation District. The Young the late 1940’s and early 50s, when House still exists, and will be restored growth in Portland, the postwar as a historical resource. Cornell Road housing boom, and the new Sunset stretches all the way from Portland Highway’s easy access to downtown to Hillsboro. It was surveyed in led to suburban development 1868 and has always served as the in Cedar Mill. Today, major main route through the Cedar Mill Washington County employers community. attract a highly skilled workforce with well-paying jobs to Cedar Mill. Farming remained the main occupation of local residents until 10 cornell/murray property - rfei
Significant employers in the vicinity • Electro-Scientific Industries (ESI) of Cedar Mill include: is also located nearby, employing approximately 700. • Columbia Sportswear’s headquarters and employee store • Nike’s World Headquarters are about a half-mile west of the campus is just over a mile south of subject property, with more than the subject property, with about 4,000 employees. 8,000 employees. A significant campus expansion is underway. cornell/murray property - rfei 11
• Tektronix is located near the Nike campus, employing more than 1,000.
Cedar Mill Town Center
Cedar Mill was designated as a Town Center in Metro’s 2040 Plan in 1995. Washington County subsequently updated the Cedar Hills-Cedar Columbia Sportswear Employee Store (Source: Washington Mill Community Plan to reflect County) the town center designation and the aspirations of the community. The plan envisions pedestrian- friendly commercial or mixed-use development in the town center, focused along Cornell Road and Murray Boulevard. Cedar Mill Town Center (Source: Washington County) Cedar Mill is easily accessible to downtown Portland and on the west the rest of the Portland region. side. TriMet provides convenient Downtown Portland is about eight connections to major job centers, miles to the east. Intel’s Ronler Acres Portland International Airport, and campus in Hillsboro is about six miles other strategic destinations. TriMet to the west. Sunset Highway (US 26) bus lines 48 (Cornell) and 62 (Murray) is located one minute south of the serve the site, and both provide site, providing direct and convenient access to light rail. TriMet’s Westside access to the major job centers in Service Enhancement Plan also 12 cornell/murray property - rfei
proposes increased transit service to better connect Cedar Mill with employment centers to the east, west, and south.
The Cornell/Murray intersection is becoming an evening destination for the area. More than a dozen restaurants are in the vicinity, with more coming soon. The Cedar Mill Cedar Mill Farmers Market (Source: cmfmarket.org) Farmers Market attracts hundreds of loyal shoppers each week from May through October. It has been operating since 1998, and is currently located in the parking lot of the Safeway-anchored Sunset Mall shopping center at the northwest corner of the Cornell/Murray intersection. cornell/murray property - rfei 13
property information
Overview Development Regulations
Washington County purchased The site is located within the Cedar the site in 2008 as part of a project Mill West subarea of the Cedar Hills- that improved the Cornell/Murray Cedar Mill Community Plan, which intersection. The road project includes a number of regulations is complete, and the remaining specific to development within property is now available for the Cedar Mill Town Center area. redevelopment. The remaining Specifically, the following provisions 4.property consists of two parcels (see apply to the subject site: map on cover) totaling 0.76 acre, • Areas of Special Concern 12b about 33,000 square feet. and 12h: Require pedestrian- The County demolished two friendly sidewalks along Murray commercial structures as part of Boulevard and Cornell Road. the road project. The site is vacant, • Area of Special Concern 13: though some building foundations Requires buildings to be oriented and paving remain. A Clear Channel to the street corner and sidewalks. Communications billboard is currently located on the site. The • Area of Special Concern 13a: County has notified Clear Channel No new development is allowed of its intent to implement a 60-day within “Area of Special Concern lease termination provision. 13a” until a “Master Plan” for the entire area is approved More than 30,000 cars drive past and agreed to by 50 percent the site on a typical weekday. Two of affected property owners TriMet bus lines serve the site and representing at least 50 percent both provide access to light rail. 14 cornell/murray property - rfei
of the acreage within the area of site falls within the TO:RC (Transit special concern (reference map Oriented Retail Commercial) land above). use district. CDC Section 375-1 states the intent and purpose of Transit Washington County Community Oriented Districts: Development Code (CDC) regulations specific to Transit Oriented districts The intent of the Transit are found in Sections 375 (Transit Oriented Districts is to direct and Oriented Districts) and 431 (Transit encourage development that is Oriented Design Principles, transit supportive and pedestrian Standards and Guidelines). The oriented in areas within cornell/murray property - rfei 15
approximately one-half mile of • Permitted Uses: A broad range light rail transit stations, within of uses is allowed in the TO:RC one-quarter mile of existing and district—including office, retail, planned primary bus routes and restaurants, multi-family in town centers and regional residential, and neighborhood centers. park.
The purpose of the transit »» Ground floor use restrictions: oriented districts is to limit no hotel rooms or residential development to that which (1) has units allowed on the ground a sufficient density of employees, floor; no more than 50% of the residents or users to be supportive ground floor can be devoted to of the type of transit provided office uses. to the area; (2) generates a » Prohibited uses: Exclusively relatively high percentage of trips » residential development; serviceable by transit; (3) contains single-family residential; a complementary mix of land industrial; and most auto- uses; (4) is designed to encourage dominated uses. people to walk, ride a bicycle or use transit for a significant »» Food cart pods are allowed, percentage of their trips. but they are currently subject to the same development The following is a brief summary standards as other retail uses of key regulations that apply to including parking, minimum development on the site: density, etc. The County may consider revisions to the regulation of food carts. 16 cornell/murray property - rfei
• Area Regulations: away from primary visibility; locating portions of the building » No minimum lot area, width or » immediately adjacent to the depth. sidewalk; and certain restrictions on signs and common open space. »» Maximum building height of 60 feet; minimum of 20 feet at • Parking Requirements for key Cornell/Murray intersection. uses:
»» No minimum side, front or »» Multi-Family Residential: at rear setbacks; maximum front least 1 space per studio or one- setback of 10 feet applies bedroom unit; 1.5 spaces per to Cornell, Murray and Joy two-bedroom unit; and 1.75 frontages. spaces for units with three or more bedrooms; no maximum »» Floor Area Ratio (FAR): limit. minimum 0.35:1; no maximum.
»» Bank: minimum of 4.3 and • Building Orientation: maximum of 5.4 spaces per Development is generally 1,000 sq ft of GFA. required to be oriented to the street, building entrances facing »» Business office: minimum of the street with convenient 2.7 and maximum of 3.4 spaces pedestrian connections to the per 1,000 sq ft of GFA. public sidewalk; interesting facades; ample transparent »» Medical office: minimum of 3.9 ground floor windows; interesting and maximum of 4.9 spaces façade articulation; quality per 1,000 sq ft of GFA. materials; placing parking cornell/murray property - rfei 17
»» Retail: minimum of 4.1 and maximum of 12.4 spaces per maximum of 5.1 spaces per 1,000 sq ft of GFA. 1,000 sq ft of GFA. »» Shared and/or off-site parking »» Restaurant (on-site may be permitted. consumption): minimum of NOTE: The County is initiating 15.3 and maximum of 19.1 a review of its parking spaces per 1,000 sq ft of GFA. standards, which may result »» Restaurant (off-site in future changes to parking consumption/drive through): regulations. minimum of 9.9 and 18 cornell/murray property - rfei
• Access: Development Review Process Overview »» Per CDC Section 501-8.5, direct vehicular access to Prior to commencing construction the site is restricted to Joy activities, any proposed development Avenue. No left turns are on the site must be reviewed for permitted to or from Cornell conformance with applicable Road at Joy Avenue. Joy provisions of the Washington Avenue and Sherry Street County Community Development provide access to Dale Code, the Cedar Hills-Cedar Avenue, where full turning Mill Community Plan, and the movements are allowed at Transportation Plan. Developments Cornell Road. Sherry Street are subject to one of the following also provides right-turn review processes: access to northbound Murray 1. A proposal that can demonstrate Boulevard. compliance with all applicable »» It may be possible to obtain development standards is permission from the property subject to the County’s Type II owner to the south to share development review process, an existing right-in access which entails a Staff-only review; from northbound Murray or Boulevard. The County has 2. Proposals demonstrating not approached the adjacent compliance with more general owner about this possibility. transit-oriented development cornell/murray property - rfei 19
“principles,” rather than the more Other Background Information specific standards, are subject to All urban services are available to the Type III review—which entails a site—roads, sewers, water, utilities, public hearing. Type III decisions fiber, etc. are rendered by an independent
Hearings Officer. New construction will trigger System Development Charges (SDCs) if the Development Code/ proposed use places more intense Community Plan Modifications demands on services than the prior The County recognizes that some of uses. The former uses on the site, the applicable development criteria however, may qualify for SDC may be challenging to satisfy on credits, meaning that some of the the subject property. The County is SDCs that would otherwise apply prepared to work with the selected to new development would not be project team, owners of nearby charged based on the former uses on properties and other affected parties, the site. to consider options for achieving The site has received a “No Further compliance with development Action” (NFA) letter from the state criteria, including potential Department of Environmental modifications of land use regulations Quality (DEQ), related to the road that may be warranted. construction which recently took place along Murray. A copy of the NFA letter is available upon request. New construction that disturbs the ground or entails soil removal may trigger additional DEQ review. 20 cornell/murray property - rfei
selection criteria & Process
Selection Criteria • The project demonstrates high- quality design and construction— The following are the criteria that even for temporary uses. the County will use in evaluating responses to this RFEI. Note that • If proposed, any public plaza or depending on the nature of any other open space is integrated particular proposal, not all of these into the overall site design, criteria may apply. and complement the larger community context. 5.• The project supports community aspirations for a more active, • The economic feasibility of the pedestrian-friendly town center. project.
• The project creates a sense of • The capacity of the project team place, incorporating a variety of to successfully develop and “third place” elements such as a operate the type of project that it plaza that could accommodate is proposing. Particular emphasis events (outdoor performances, will be placed on the team’s farmers market, etc.), public track record from past projects, outdoor seating, or other active securing equity and construction uses on the site. and permanent financing.
• The project serves as a distinctive • Capacity of the team to have gateway into the Cedar Mill Town the project underway as soon as Center. reasonably possible.
• The project catalyzes future • The level and nature of development which supports the proposed County participation Cedar Mill Town Center. cornell/murray property - rfei 21
in the project, relative to other and negotiate the terms of a proposals. transaction with that team.
Upon receiving responses to this • The County reserves the right to RFEI, the County may, in its sole negotiate with one or more teams discretion, elect to proceed in any during the selection process to of the following or possibly other refine a team’s concept. directions: • The County reserves the right • The County may (but is not to recommend that two or required to) appoint an ad-hoc more teams consider forming a Selection Advisory Committee partnership, if in the County’s (SAC) to review responses and judgment such a partnership provide input to the County. would be conducive to achieving the County’s goals for this site. • The County may also retain one or more consultants to assist in • The County may opt to reject any evaluating responses. or all proposals.
• The County may select a “short list” of teams for a second round process, which might entail interviews, a formal Request for Proposals (RFP) process, or some other means of selection.
• The County may opt to select a single team, without going to a second-round process, 22 cornell/murray property - rfei
Post-Selection Process negotiation and execution of a subsequent binding agreement Upon selection of a team or teams, (which may take any of several the County may enter into an forms, to be determined as a result of Exclusive Negotiating Agreement the negotiations). The final, binding with the selected team(s), providing document(s) will govern the final for a defined time period during disposition of the property, setting which the parties will attempt to forth the terms of the transaction. negotiate the terms for a transaction. During this period, the County will The MOU will include provisions work with the selected project team reserving to the County the right to refine its general approach. The to terminate negotiations with the County anticipates that during this selected project team, if the County period, the program, deal structure, in its sole discretion determines financing, composition of the that negotiations during the team, or other components may be pre-development phase are not modified as a more solid proposal is progressing in a satisfactorily timely developed. manner. Should this occur, the County would then either work with During this pre-development another team, or may decide to not phase, the County may negotiate pursue the project further. a Memorandum of Understanding (MOU) or other agreement with Note: All formal agreements will the selected team, setting forth in require action by the County Board non-binding terms the financial, of Commissioners. programmatic, and other general aspects of the project. This MOU will also serve as the basis for the cornell/murray property - rfei 23
Anticipated Schedule
August 3, 2015 Issuance of RFEI
August 24, 2015 Deadline to request clarifications to RFEI
August 31, 2015 County responses to requests for RFEI clarifications posted on website (www. co.washington.or.us/cornell-murray)
September 14, 2015, 4:00 PM Soft deadline for RFEI submissions (see Section 1)
By October 12, 2015 (tentative) County completes preliminary evaluation of submissions; decision regarding next steps (short list interviews, etc.)
By November 13, 2015 (tentative) Preliminary selection of project team(s), pending further negotiations 24 cornell/murray property - rfei
submission format and content
Preferred Format 2. Proposal:
Responses of 15 pages or less are a. Describe idea(s) for the site. preferred, not including team This may include: resumes, letters of reference, samples of other projects, maps, financial »» Does the proposal call for documents, etc. Letter (8 ½ x 11”) size a temporary use or new is preferred. Tabloid (11 x 17”) size development? is acceptable for drawings, if folded »» What mix of uses? 6.to a maximum size of 8 ½ x 11”. PDF documents are acceptable. »» Summarize key design features—materials, height Recommended Content and density, architectural
1. Cover Letter style, etc.
a. Briefly introduce the »» Does the proposal incorporate development team and a public open space? If so, describe its interest in the site. please include preliminary thoughts about the role of b. Summarize the potential the County and THPRD in development program, design the design, construction, and concept, deal terms, timing, ongoing maintenance of this and expectations of the public element. County. »» Is there a specific tenant, or type of tenant, proposed? cornell/murray property - rfei 25
»» What, if any, public elevations) are not required participation is anticipated in as part of team submittals, order to make the proposal but are encouraged if they feasible? help to illustrate or explain the proposal. If drawings » Summarize initial thoughts on » are submitted, they should the deal terms. be incorporated into the preferred format as described »» Does the proposal entail the on the preceding page. A acquisition of adjoining, non- limit of 4 drawing sheets is County-owned property? If recommended. These pages so what are the ramifications will not be counted against the should there be a failure suggested 15-page response to acquire this adjoining limit. property?
3. Team and Development b. Provide a preliminary Experience : estimated time frame to carry out the proposed project(s). a. Identify development team If a phased approach is members and roles, and envisioned, please describe. describe qualifications. Provide resumes for key team c. Describe how the proposal members (not counted against responds to the goals and 15-page limit). selection criteria outlined in Section 5 (page 20). b. Describe the team’s previous experience working with d. Architectural drawings public sector partners, (site plans, floor plans, 26 cornell/murray property - rfei
including public-private financial statements, to make partnerships. the case that the team has the financing capacity to c. Describe the team’s experience develop the full project site (if in the development of high- applicable). quality, successful projects— preferably projects similar Note: Any financial in scope and scale to the documents submitted to the proposed Cornell/Murray County should be placed in a site. What is the team’s recent separate envelope and clearly experience with this type marked as confidential—the of development? Optional: County will maintain the include photos of recent confidentiality of any such similar completed projects. information to the extent allowed by law. These 4. Financial Capacity documents will not be counted against the suggested 15-page a. Explain the team’s financial response limit. capacity, and share any preliminary thoughts about b. Describe any expectations financing approaches for for public-sector financial the project ideas (depending participation or other forms of on how refined the project assistance, such as assistance ideas are at this stage), with permits. including possible equity and debt sources. Provide as much information as relevant, such as certified cornell/murray property - rfei 27
5. Letters of Reference & Project Examples:
a. Teams may submit up to four letters of reference.
b. Teams are also encouraged to include samples of other projects (preferably relevant to what is being proposed for the Cornell/Murray property).
c. These pages will not be counted against the suggested 15-page response limit. 28 cornell/murray property - rfei
General conditions
1. All facts and opinions stated 4. The County reserves the right to within this RFEI and all request additional information supporting documents and following review of the initial data are based on information RFEI response submission. In available from a variety of addition, the County may retain sources. No representation or one or more consultants to assist warranty is made with respect in the evaluation of submissions. thereto. 5. In the interest of a fair and 7.2. The County reserves the right in equitable selection process, its sole discretion to accept any the County reserves the right response or to reject any or all to determine the timing, responses to this RFEI, without arrangement, and method of cause. any presentation throughout the selection process. Teams are 3. The County reserves the right in cautioned not to undertake any its sole discretion to modify the activities or actions to promote selection process or other aspects or advertise their proposals of this RFEI, including canceling except during County-authorized the RFEI without selecting a presentations. Teams are developer or project team. The encouraged to contact relevant County will take reasonable steps County staff to learn more about to ensure that any modification ideas and visions for the site and or clarification to the RFEI shall the area. However, developers be distributed in writing to all and their representatives are not persons who have requested a permitted to make any direct or copy of the RFEI. indirect (through others) contact cornell/murray property - rfei 29
with members of the Washington records law. Submissions or County Board of Commissioners, information that the project team Planning Commission, or would like to remain confidential Selection Advisory Committee must be marked confidential. (if established) concerning their 7. The County makes no proposals, except in the course of representations as to whether or County-sponsored presentations. not a project to be developed as a Violation of these conditions is result of this RFEI, or any possible grounds for disqualification of the County participation therein, is a project team. “public improvement” project and 6. All submissions shall become as such is subject to the prevailing the sole and exclusive property wage requirements of the Oregon of the County. Teams shall Bureau of Labor and Industry. not copyright, or cause to be 8. Media releases or media contacts copyrighted, any portion of by the selected project team their submission. To the extent pertaining to its selection will permitted by public records laws, require prior written approval of the County will maintain the the County. confidentiality of submissions, at least until the preliminary 9. The County permits the selection of a project team. Any participation of real estate brokers proprietary financial information acting on behalf of and with the or other information which authorization of teams, provided project teams submit will be that the broker arranges for the maintained as confidential to the payment of its commission or extent permitted under public other compensation exclusively 30 cornell/murray property - rfei
by the proposed project team. a. Washington County Community The County has not retained any Development Code broker in connection with the b. Cedar Hills-Cedar Mill project. Community Plan 10. The County reserves the right c. Washington County to verify and investigate the Transportation Plan qualifications and financial capacity of any and all members d. DEQ No Further Action (NFA) of the proposing teams. letter (available upon request)
11. The County accepts no responsibility or obligation to pay any costs incurred by any party in the preparation or submission of a proposal or in complying with any subsequent request for information or for participation throughout the evaluation process.
Background Documents
The following documents are available for review online, or in person upon request: