REQUEST FOR INTEREST (RFI): BURNSIDE BRIDGEHEAD SITE

DEADLINE: AUGUST 31, 2010 BY 3:00 PM (PACIFIC TIME)

1. Executive Summary Through this Request for Interest (RFI), the Development Commission (PDC), the urban renewal agency for the city of Portland, Oregon (City) is seeking statements of interest and development proposals from qualified development teams for the purchase and redevelopment of portions of the Burnside Bridgehead site (the Site) located in the Central Eastside Urban Renewal Area (CES URA).

The focus of this solicitation is on development teams and development concepts for portion(s) of the Site. This RFI is being issued specifically to offer pieces of the Site for development. PDC will evaluate all concepts against the vision and principles of the Burnside Bridgehead Framework Plan (Framework Plan).

Those interested in submitting a response to the RFI should, at a minimum, address the general requirements outlined in Section 7 of this RFI. Based on outcomes for submittal review, selected submittal(s) may move into a Memorandum of Understanding (MOU) or Disposition and Development Agreement (DDA) with PDC. Responses – by mail or email (only) – are due at the PDC offices no later than the day and time listed above and addressed to:

Trang Lam Portland Development Commission 222 NW Fifth Avenue Portland, Oregon 97209-3859 Phone: 503-823-3347 E-mail: [email protected]

A voluntary pre-proposal site visit for this RFI will be held on July 28, 2010 at 3:30 pm (Pacific Time) at the Burnside Bridgehead site. See Section 6 of this RFI for details of the pre-proposal site visit.

See additional submittal requirements and instruction in Section 5 below.

2. About the Portland Development Commission Created by a vote of Portland citizens in 1958, PDC serves as the economic development and urban development agency for the City of Portland, Oregon. In 2008, PDC celebrated its 50th anniversary. Throughout the past five decades, PDC has played a key role in making Portland one of America’s most livable cities. Our mission is 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. Today, PDC is internationally recognized as a model for urban renewal success and sustainable practices.

In carrying out our mission over the years, PDC has played a key role in some of Portland’s most important landmarks, including Pioneer Courthouse Square, Pioneer Place, the Lan Su , Gov. Tom McCall Waterfront Park, the , and Airport, Interstate and Transit Mall- Clackamas MAX Light Rail. In neighborhoods throughout the city, PDC has revitalized main streets and helped more than 14,000 homeowners repair or purchase their homes over the past 30 years, and has provided financing for more than 2,000 units of affordable rental housing annually.

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3. Project Summary The City of Portland’s recently adopted “Economic Development Strategy, a Five-Year Plan for Promoting Job Creation and Economic Growth” (Strategy) establishes a set of priorities to guide the city’s job creation work. One component of the Strategy focuses on maintaining a leadership position in sustainability by driving urban innovation through investments in physical place-making. This includes investments in key catalytic sites within the Central City including the creation of a significant mixed-use gateway development on the Burnside Bridgehead site.

The four-acre, four-block Burnside Bridgehead site in the Central City is essential for the CES and the City to catalyze redevelopment, to stimulate job creation and generate tax increment. The CES is a unique entrepreneurial, jobs district that takes advantage of the business synergies between legacy businesses, cluster businesses, and community economic development businesses to encourage and promote business retention and expansion, revitalization and redevelopment. The Burnside Bridgehead development is an anchor to promote these synergies.

PDC, with Beam Development as its strategic advisor, worked with a consultant team to engage the Burnside Bridgehead Citizen Advisory Committee (CAC), CES Urban Renewal Advisory Committee (URAC), Central Eastside Industrial Council (CEIC) and the general public to identify public goals and objectives and through a public process developed the Burnside Bridgehead Framework Plan.

The Framework Plan is intended to be a tool for evaluating all proposals to ensure that redevelopment meets the vision for the Site. This comprehensive vision, the product of extensive research and collaboration between various consultant groups and engaged members of the greater Portland community, is defined by five (5) key principles.

Create a strategic design approach for the redevelopment of the Burnside Bridgehead that will catalyze and identify the Central Eastside as an attainable, productive and sustainable district. Site as Potential: Balance land uses, development densities, phasing and market reality. Site as Attainable: Develop new approaches to maintain affordability in construction and accessibility for a broad spectrum of users. Site as Productive: Create a business-supportive redevelopment program that incorporates innovative workspace to serve as an incubator for employment and attract established companies. Site as Sustainable: Integrate innovative, attainable, sustainable design practices. Site as Vibrant: Provide opportunities for a mix of uses – commercial, employment, and residential – that build on the uniqueness and character of the community, activate the site and provide for community to gather.

Implementation of Phase I, as identified in the Framework Plan, includes Beam Development’s proposal on a portion of the site in accordance with the MOU between PDC and Beam Development and the issuance of this RFI. PDC is issuing this RFI to seek development proposals.

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4. About the Site The Burnside Bridgehead site is located at the base of the on the east side of the Willamette River in Portland, Oregon. The site is 176,215 SF in size and is situated on four-plus city blocks in the CES URA. The site is generally bound by NE Martin Luther King Boulevard to the east, the Burnside Bridge to the south, NE 2nd Avenue to the west, and NE Davis Street and the I-5/I-84 interchange to the north. While the site is defined as the four-plus blocks within these boundaries, proposers can only propose on portions of the site identified on the adjacent map.

Key Site Information Primary Zoning: Central Employment (EXd) Site Size: 4.04 acres Floor-Area Ratio: 9:1 (additional 3:1 available through bonuses) Allowable Height: 200 feet

The Framework Plan, section 5: the catalytic plan, outlines an approach to catalyzing development at the Site that will lay a foundation for continued development within the broader district. Note that all documents and websites linked to other sources on the Internet can be found in the Appendix of this RFI.

5. Criteria for Responses to the RFI All proposals will be evaluated against the Burnside Bridgehead Framework Plan. The following should be included in the response: 1. Information regarding how the proposed use(s), program and site location meets the Framework Plan’s vision and principles 2. How the proposed project would implement future development of the site at full build-out 3. Identification of the portion of the site that is of interest 4. Proposed project Proposed use(s) Description of project including vision, goals and major design elements 5. Preliminary concept plan(s) 6. Information regarding why this location is the best location for the proposed use and impact on the larger City of Portland civic opportunities 7. Summary of Development Team

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8. Preliminary project financial pro forma 9. Description of project’s ownership and financial structure 10. Identification of pre-development needs and costs and an understanding of due diligence needs 11. Preliminary project schedule including key milestones

6. Submittal Instructions, Requests for Clarification and Changes to this RFI In an effort to reduce the amount of paper used as part of this RFI, all responses must be submitted either by email or mailed on a compact disk or flash drive. Responses should be in either Adobe Acrobat (.pdf) or Microsoft Word (.doc) format and submitted to Trang Lam. PDC has not set a specified page limit for responses; however, we expect to receive responses that are thorough, but also concise and to the point without unnecessary content. PDC expects all responders to use their best judgment in this regard.

A voluntary pre-proposal site visit for this RFI will be held on July 28, 2010 at 3:30 pm (Pacific Time) at the Burnside Bridgehead site, in the lower parking lot off of NE Second Avenue. Upon arrival, all attendees must sign-in with PDC staff. Attendees will have an opportunity to tour the site, ask clarifying questions, and meet each other and PDC staff. PDC may offer oral comments or responses to questions asked at the site visit, but such comments or responses will not modify the terms of the RFI. In the event PDC determines that formal clarification or modification to the RFI is warranted, PDC will issue a written Addendum to this RFI. Proposers are encouraged to bring a copy of this RFI to the pre-proposal site visit.

Questions about any matter contained in this RFI should be emailed to Trang Lam (mail to: [email protected]) no later than ten (10) business days prior to the deadline of this RFI. All material changes or clarification of any matter contained in this RFI will be published in the form of a written addendum to this RFI at this location on PDC’s website: http://www.pdc.us/bb. PDC may make a courtesy effort to notify interested parties that an addendum has been published, but PDC is under no obligation to do so. As such, parties interested in this RFI should refer frequently to the website for this RFI. PDC may also load supplemental information about this project to that location on the web as well.

7. Reviewing responses All complete and responsive submittals received prior to the deadline for submissions will be evaluated by an advisory evaluation committee. The evaluation will be based on the information submitted in response to Section 5, as well as any related information that PDC may discover in analyzing or verifying information submitted in the response or subsequently requested. As this is a request for information only, this RFI may lead to one of the five outcomes: A request for additional information from RFI respondents. The issuance of a Request for Proposal (RFP) or Request for Qualification (RFQ) to a developer or developers chosen as part of this RFI. The issuance of a RFP or RFQ open to all potential development teams. Direct negotiations for sale and redevelopment of the property through a MOU or DDA with a development team(s) selected as part of this RFI. Termination of this development solicitation process without the selection of a development team or issuance of an RFP or RFQ. Evaluation of submittals will be completed by the end of September.

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8. Terms of this RFI This RFI is not a request for competitive proposals and is not subject to the Oregon Public Contracting Code (ORS 279). This RFI in no way obligates PDC to enter into a relationship with any entity that responds to this RFI or limits or restricts PDC’s right to enter into a relationship with an entity that does not respond to this RFI. In its sole discretion, PDC may pursue discussions with one or more entities responding to this RFI or none at all. PDC further reserves the right, in its sole discretion, to cancel this RFI at any time for any reason. To the extent that PDC elects to enter into a relationship with an entity regarding a development proposal, such entity shall be required to comply with PDC’s policies, including its Business and Workforce Equity Policy in connection any work undertaken on such proposal

Information provided to PDC in response to this RFI will become the property of PDC and will be subject to public inspection in accordance with the Oregon Public Records Law, ORS 192.410, et seq. If an entity responding to this RFI believes that a specific portion of its response constitutes a “trade secret” under Oregon Public Records Law (ORS 192.501.2) and is, therefore, exempt from disclosure, the entity must clearly identify that specific information as a “trade secret.” Identification of information as a “trade secret” does not necessarily mean that the information will be exempt from disclosure. PDC will make that determination based on the nature of the information and the requirements of the Oregon Public Records Law.

Appendix – Documents and Sites Referenced in this RFI Burnside Bridgehead Framework Plan - http://www.pdc.us/bb/plan.asp City of Portland’s 2009 “Economic Development Strategy” - http://pdxeconomicdevelopment.com MOU between PDC and Beam Development - http://www.pdc.us/pdf/ura/central_eastside/burnside_bridgehead/burnside-bridgehead-mou- with-beam-20090227.pdf Burnside Bridgehead Citizen Advisory Committee information - http://www.pdc.us/ura/central_eastside/burnside-bridgehead.asp Business and Workforce Equity Policy - http://pdc.us/pdf/mwesb-files/Business-and-Workforce- Equity-Policy.pdf

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