requestforinterest(rfi): burnsidebridgeheadsite - OregonLive.com
requestforinterest(rfi): burnsidebridgeheadsite - OregonLive.com
requestforinterest(rfi): burnsidebridgeheadsite - OregonLive.com
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REQUEST FOR INTEREST (RFI):<br />
BURNSIDE BRIDGEHEAD SITE<br />
DEADLINE: AUGUST 31, 2010 BY 3:00 PM (PACIFIC TIME)
1. Executive Summary<br />
Through this Request for Interest (RFI), the Portland Development Commission (PDC), the urban<br />
renewal agency for the city of Portland, Oregon (City) is seeking statements of interest and development<br />
proposals from qualified development teams for the purchase and redevelopment of portions of the<br />
Burnside Bridgehead site (the Site) located in the Central Eastside Urban Renewal Area (CES URA).<br />
The focus of this solicitation is on development teams and development concepts for portion(s) of the<br />
Site. This RFI is being issued specifically to offer pieces of the Site for development. PDC will evaluate all<br />
concepts against the vision and principles of the Burnside Bridgehead Framework Plan (Framework<br />
Plan).<br />
Those interested in submitting a response to the RFI should, at a minimum, address the general<br />
requirements outlined in Section 7 of this RFI. Based on out<strong>com</strong>es for submittal review, selected<br />
submittal(s) may move into a Memorandum of Understanding (MOU) or Disposition and Development<br />
Agreement (DDA) with PDC. Responses – by mail or email (only) – are due at the PDC offices no later<br />
than the day and time listed above and addressed to:<br />
Trang Lam<br />
Portland Development Commission<br />
222 NW Fifth Avenue<br />
Portland, Oregon 97209-3859<br />
Phone: 503-823-3347<br />
E-mail: lamt@pdc.us<br />
A voluntary pre-proposal site visit for this RFI will be held on July 28, 2010 at 3:30 pm (Pacific Time) at<br />
the Burnside Bridgehead site. See Section 6 of this RFI for details of the pre-proposal site visit.<br />
See additional submittal requirements and instruction in Section 5 below.<br />
2. About the Portland Development Commission<br />
Created by a vote of Portland citizens in 1958, PDC serves as the economic development and urban<br />
development agency for the City of Portland, Oregon. In 2008, PDC celebrated its 50th anniversary.<br />
Throughout the past five decades, PDC has played a key role in making Portland one of America’s most<br />
livable cities. Our mission is to achieve Portland’s vision of a diverse, sustainable <strong>com</strong>munity with<br />
healthy neighborhoods, a vibrant central city, a strong regional economy and quality jobs and housing<br />
for all. Today, PDC is internationally recognized as a model for urban renewal success and sustainable<br />
practices.<br />
In carrying out our mission over the years, PDC has played a key role in some of Portland’s most<br />
important landmarks, including Pioneer Courthouse Square, Pioneer Place, the Lan Su Chinese Garden,<br />
Gov. Tom McCall Waterfront Park, the Eastbank Esplanade, and Airport, Interstate and Transit Mall-<br />
Clackamas MAX Light Rail. In neighborhoods throughout the city, PDC has revitalized main streets and<br />
helped more than 14,000 homeowners repair or purchase their homes over the past 30 years, and has<br />
provided financing for more than 2,000 units of affordable rental housing annually.<br />
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3. Project Summary<br />
The City of Portland’s recently adopted “Economic Development Strategy, a Five-Year Plan for<br />
Promoting Job Creation and Economic Growth” (Strategy) establishes a set of priorities to guide the<br />
city’s job creation work. One <strong>com</strong>ponent of the Strategy focuses on maintaining a leadership position in<br />
sustainability by driving urban innovation through investments in physical place-making. This includes<br />
investments in key catalytic sites within the Central City including the creation of a significant mixed-use<br />
gateway development on the Burnside Bridgehead site.<br />
The four-acre, four-block Burnside Bridgehead site in the Central City is essential for the CES and the City<br />
to catalyze redevelopment, to stimulate job creation and generate tax increment. The CES is a unique<br />
entrepreneurial, jobs district that takes advantage of the business synergies between legacy businesses,<br />
cluster businesses, and <strong>com</strong>munity economic development businesses to encourage and promote<br />
business retention and expansion, revitalization and redevelopment. The Burnside Bridgehead<br />
development is an anchor to promote these synergies.<br />
PDC, with Beam Development as its strategic advisor, worked with a consultant team to engage the<br />
Burnside Bridgehead Citizen Advisory Committee (CAC), CES Urban Renewal Advisory Committee<br />
(URAC), Central Eastside Industrial Council (CEIC) and the general public to identify public goals and<br />
objectives and through a public process developed the Burnside Bridgehead Framework Plan.<br />
The Framework Plan is intended to be a tool for evaluating all proposals to ensure that redevelopment<br />
meets the vision for the Site. This <strong>com</strong>prehensive vision, the product of extensive research and<br />
collaboration between various consultant groups and engaged members of the greater Portland<br />
<strong>com</strong>munity, is defined by five (5) key principles.<br />
Create a strategic design approach for the redevelopment of the Burnside Bridgehead that will<br />
catalyze and identify the Central Eastside as an attainable, productive and sustainable district.<br />
Site as Potential: Balance land uses, development densities, phasing and market<br />
reality.<br />
Site as Attainable: Develop new approaches to maintain affordability in construction<br />
and accessibility for a broad spectrum of users.<br />
Site as Productive: Create a business-supportive redevelopment program that<br />
incorporates innovative workspace to serve as an incubator for employment and<br />
attract established <strong>com</strong>panies.<br />
Site as Sustainable: Integrate innovative, attainable, sustainable design practices.<br />
Site as Vibrant: Provide opportunities for a mix of uses – <strong>com</strong>mercial, employment,<br />
and residential – that build on the uniqueness and character of the <strong>com</strong>munity,<br />
activate the site and provide for <strong>com</strong>munity to gather.<br />
Implementation of Phase I, as identified in the Framework Plan, includes Beam Development’s proposal<br />
on a portion of the site in accordance with the MOU between PDC and Beam Development and the<br />
issuance of this RFI. PDC is issuing this RFI to seek development proposals.<br />
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4. About the Site<br />
The Burnside Bridgehead site is<br />
located at the base of the Burnside<br />
Bridge on the east side of the<br />
Willamette River in Portland, Oregon.<br />
The site is 176,215 SF in size and is<br />
situated on four-plus city blocks in the<br />
CES URA. The site is generally bound<br />
by NE Martin Luther King Boulevard to<br />
the east, the Burnside Bridge to the<br />
south, NE 2nd Avenue to the west, and<br />
NE Davis Street and the I-5/I-84<br />
interchange to the north. While the<br />
site is defined as the four-plus blocks<br />
within these boundaries, proposers<br />
can only propose on portions of the<br />
site identified on the adjacent map.<br />
Key Site Information<br />
Primary Zoning: Central<br />
Employment (EXd)<br />
Site Size: 4.04 acres<br />
Floor-Area Ratio: 9:1<br />
(additional 3:1 available<br />
through bonuses)<br />
Allowable Height: 200 feet<br />
The Framework Plan, section 5: the catalytic plan, outlines an approach to catalyzing development at the<br />
Site that will lay a foundation for continued development within the broader district. Note that all<br />
documents and websites linked to other sources on the Internet can be found in the Appendix of this<br />
RFI.<br />
5. Criteria for Responses to the RFI<br />
All proposals will be evaluated against the Burnside Bridgehead Framework Plan. The following should<br />
be included in the response:<br />
1. Information regarding how the proposed use(s), program and site location meets the<br />
Framework Plan’s vision and principles<br />
2. How the proposed project would implement future development of the site at full build-out<br />
3. Identification of the portion of the site that is of interest<br />
4. Proposed project<br />
Proposed use(s)<br />
Description of project including vision, goals and major design elements<br />
5. Preliminary concept plan(s)<br />
6. Information regarding why this location is the best location for the proposed use and impact on<br />
the larger City of Portland civic opportunities<br />
7. Summary of Development Team<br />
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8. Preliminary project financial pro forma<br />
9. Description of project’s ownership and financial structure<br />
10. Identification of pre-development needs and costs and an understanding of due diligence needs<br />
11. Preliminary project schedule including key milestones<br />
6. Submittal Instructions, Requests for Clarification and Changes to this RFI<br />
In an effort to reduce the amount of paper used as part of this RFI, all responses must be submitted<br />
either by email or mailed on a <strong>com</strong>pact disk or flash drive. Responses should be in either Adobe<br />
Acrobat (.pdf) or Microsoft Word (.doc) format and submitted to Trang Lam. PDC has not set a specified<br />
page limit for responses; however, we expect to receive responses that are thorough, but also concise<br />
and to the point without unnecessary content. PDC expects all responders to use their best judgment in<br />
this regard.<br />
A voluntary pre-proposal site visit for this RFI will be held on July 28, 2010 at 3:30 pm (Pacific Time) at<br />
the Burnside Bridgehead site, in the lower parking lot off of NE Second Avenue. Upon arrival, all<br />
attendees must sign-in with PDC staff. Attendees will have an opportunity to tour the site, ask clarifying<br />
questions, and meet each other and PDC staff. PDC may offer oral <strong>com</strong>ments or responses to questions<br />
asked at the site visit, but such <strong>com</strong>ments or responses will not modify the terms of the RFI. In the event<br />
PDC determines that formal clarification or modification to the RFI is warranted, PDC will issue a written<br />
Addendum to this RFI. Proposers are encouraged to bring a copy of this RFI to the pre-proposal site visit.<br />
Questions about any matter contained in this RFI should be emailed to Trang Lam (mail to:<br />
lamt@pdc.us) no later than ten (10) business days prior to the deadline of this RFI. All material changes<br />
or clarification of any matter contained in this RFI will be published in the form of a written addendum<br />
to this RFI at this location on PDC’s website: http://www.pdc.us/bb. PDC may make a courtesy effort to<br />
notify interested parties that an addendum has been published, but PDC is under no obligation to do so.<br />
As such, parties interested in this RFI should refer frequently to the website for this RFI. PDC may also<br />
load supplemental information about this project to that location on the web as well.<br />
7. Reviewing responses<br />
All <strong>com</strong>plete and responsive submittals received prior to the deadline for submissions will be evaluated<br />
by an advisory evaluation <strong>com</strong>mittee. The evaluation will be based on the information submitted in<br />
response to Section 5, as well as any related information that PDC may discover in analyzing or verifying<br />
information submitted in the response or subsequently requested.<br />
As this is a request for information only, this RFI may lead to one of the five out<strong>com</strong>es:<br />
A request for additional information from RFI respondents.<br />
The issuance of a Request for Proposal (RFP) or Request for Qualification (RFQ) to a developer or<br />
developers chosen as part of this RFI.<br />
The issuance of a RFP or RFQ open to all potential development teams.<br />
Direct negotiations for sale and redevelopment of the property through a MOU or DDA with a<br />
development team(s) selected as part of this RFI.<br />
Termination of this development solicitation process without the selection of a development<br />
team or issuance of an RFP or RFQ.<br />
Evaluation of submittals will be <strong>com</strong>pleted by the end of September.<br />
Page 5 of 6 RFI: Burnside Bridgehead
8. Terms of this RFI<br />
This RFI is not a request for <strong>com</strong>petitive proposals and is not subject to the Oregon Public Contracting<br />
Code (ORS 279). This RFI in no way obligates PDC to enter into a relationship with any entity that<br />
responds to this RFI or limits or restricts PDC’s right to enter into a relationship with an entity that does<br />
not respond to this RFI. In its sole discretion, PDC may pursue discussions with one or more entities<br />
responding to this RFI or none at all. PDC further reserves the right, in its sole discretion, to cancel this<br />
RFI at any time for any reason. To the extent that PDC elects to enter into a relationship with an entity<br />
regarding a development proposal, such entity shall be required to <strong>com</strong>ply with PDC’s policies, including<br />
its Business and Workforce Equity Policy in connection any work undertaken on such proposal<br />
Information provided to PDC in response to this RFI will be<strong>com</strong>e the property of PDC and will be subject<br />
to public inspection in accordance with the Oregon Public Records Law, ORS 192.410, et seq. If an entity<br />
responding to this RFI believes that a specific portion of its response constitutes a “trade secret” under<br />
Oregon Public Records Law (ORS 192.501.2) and is, therefore, exempt from disclosure, the entity must<br />
clearly identify that specific information as a “trade secret.” Identification of information as a “trade<br />
secret” does not necessarily mean that the information will be exempt from disclosure. PDC will make<br />
that determination based on the nature of the information and the requirements of the Oregon Public<br />
Records Law.<br />
Appendix – Documents and Sites Referenced in this RFI<br />
Burnside Bridgehead Framework Plan - http://www.pdc.us/bb/plan.asp<br />
City of Portland’s 2009 “Economic Development Strategy” -<br />
http://pdxeconomicdevelopment.<strong>com</strong><br />
MOU between PDC and Beam Development -<br />
http://www.pdc.us/pdf/ura/central_eastside/burnside_bridgehead/burnside-bridgehead-mouwith-beam-20090227.pdf<br />
Burnside Bridgehead Citizen Advisory Committee information -<br />
http://www.pdc.us/ura/central_eastside/burnside-bridgehead.asp<br />
Business and Workforce Equity Policy - http://pdc.us/pdf/mwesb-files/Business-and-Workforce-<br />
Equity-Policy.pdf<br />
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