Request for Proposals (RFP) for

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

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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


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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 1st Avenue to the east, SW 2nd 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 1st

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.


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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]

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


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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


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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 mission 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. In the past five years, PDC economic development programs have helped create or retain more than 10,300 jobs and various business loan programs have assisted more than 400 local business owners. In carrying forward its mission over the years, PDC has played a major role in some of Portland’s most important central city landmarks, including, Pioneer Courthouse


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Square, Pioneer Place, the Lan Su Chinese Garden, the Pearl District, the Eastbank Esplanade, and Airport, Interstate and Clackamas MAX light rail. In neighborhoods throughout the City, PDC has helped over 14,000 homeowners repair or purchase their homes over the past 30 years; and provides financing for over 2,000 units of affordable rental housing annually. C. Multnomah County-PDC Intergovernmental Agreement The County and PDC entered into an Intergovernmental Agreement (“IGA”) on November 23, 2007 to implement transactions intended to ready a site and assemble funding for a new Multnomah County Courthouse and implement the urban renewal objectives of the Downtown Waterfront Urban Renewal Plan. Through this IGA, the County and PDC agreed to work jointly to offer the Property for sale and redevelopment. The timely and appropriate sale and redevelopment of the Property could provide revenue to the County to construct a new Multnomah County Courthouse or other public purpose. The County and PDC agreed that preference would be given to redevelopment proposals that:

� make maximum use of the Property; � propose quality office, retail, or residential uses, or a mixture of those uses; � enhance the viability of and connectivity between the downtown retail core and

the waterfront; � create tax revenue; and � include aggressive development timelines.

D. Related Public Processes There are two significant public policy processes by the City of Portland and PDC that have recently been initiated and could affect the potential redevelopment of the Property, proceeding contemporaneously with this RFP. These two public processes are:

� Central City 2035 Plan. The Bureau of Planning and Sustainability ("BPS") has recently initiated the Central City 2035 Plan. As part of this planning process for the Southwest Quadrant, the BPS will be evaluating the Morrison Bridgehead vicinity, including the Property, as a significant development opportunity site. The work completed to date has identified the Morrison Bridgehead as a site of significance and of potential redevelopment. Through this process, existing entitlements on the Property, including but not limited to, allowed uses, floor area ratio, and building heights, may be modified. It is expected that the Developer will present a general approach to their involvement in this process. The Central City 2035 Plan and associated implementation measures are targeted for adoption in 2013. (Attachment B, Reference Library)

� Future of Urban Renewal. As part of the update to the City’s Comprehensive

Plan, PDC is analyzing the potential for a new district downtown. Some areas under study include Con-Way, Goose Hollow, the retail core and Cultural District, and the broader University area. The Westside Study Urban Renewal


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Advisory Group recommended that PDC study the potential for a new district which would include the areas mentioned above in addition to decreasing the size of the South Park Blocks and Downtown Waterfront URAs. The Committee recently discussed a draft investment strategy and reviewed a proposed urban renewal area boundary which includes the Property. (Attachment B, Reference Library)

No Multnomah County or PDC financial assistance will be available for development of the Property. It is required that development teams submit

development concepts and approaches that demonstrate the Property can be successfully redeveloped without Multnomah County or PDC funds.


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3. Property Information The Property is located in downtown Portland at the eastern edge of the central business district and retail core. The area directly adjacent to the Property consists of commercial parking lots, commercial, and recreational uses. The site is within close walking distance to the downtown retail core, and is located adjacent to the west bank of the Willamette River and the Governor Tom McCall Waterfront Park. The Property is also adjacent to TriMet Metropolitan Area Express (“MAX”) Light Rail service and has easy access to I-5 and I-84 via the Morrison Bridge and Naito Parkway. The retail core is anchored by Nordstrom, Macy’s, Pioneer Place, and a variety of other national, regional, and local retailers and restaurants. The 2009 Portland Retail Strategy (Attachment B, Reference Library) calls for a focus of investment on the retail core, particularly on Morrison and Yamhill streets as they serve as the “signature” retail streets. Development of the Property offers the opportunity to establish a gateway at Morrison that will connect the waterfront to the retail core and signal an entry to the heart of downtown Portland. The Property is also between two historic districts, the Yamhill National Historic District to the south and the Skidmore National Landmark Historic District to the north.

� The Property is located across the street from the Gov. Tom McCall Waterfront Park,

often referred to as Portland’s “front yard.” The park is a key regional open space resource and tourist destination that provides recreational opportunities and hosts a variety of major programmed events, including the Portland Rose Festival and Cinco de Mayo celebrations; musical performances; and, other popular events. Waterfront Park is also part of a bicycle and pedestrian greenway that extends on both side of the Willamette. Portland Saturday Market, the oldest craft market in the country, recently relocated from under the Burnside Bridge to a purpose built site in the park four blocks north of the Property. Development of the Property offers unobstructed views of Waterfront Park, the Willamette River, and the Cascade Range including Mt. Hood, Oregon’s signature landmark.

The Waterfront Development Opportunity Study (“Waterfront DOS”), completed by PDC in 2003, (Attachment B, Reference Library) viewed the Property (Blocks 2, 16, and 39) as the southern “bookend” to a major redevelopment opportunity along Portland’s waterfront. Significant recommendations from this study have been

implemented, including the reconstruction of Naito Parkway and major redevelopments at the northern bookend at Burnside. These redevelopments include the Smith Blocks, the White Stag Blocks and the Skidmore Fountain Building which together accommodate the University of Oregon Portland Center, Mercy Corps World


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Headquarters and a number of small businesses.

� The Property is on either side of TriMet’s Metropolitan Area Express (“MAX”) Red and Blue line light rail service, with a stop just one block north of the Property on SW 2nd Avenue and additional stops one block north on Yamhill and Morrison. Green and Yellow MAX lines have recently opened along a $250 million transit mall, with new stops just three blocks away on SW 5th. MAX is the region’s 52-mile, 84-station light rail system, part of an award winning, multi-modal transit service which provided 101.5 million total trips in FY2009. Access to MAX light rail service means the Property is highly accessible to the region’s population and employment base, nearby suburban locales including Hillsboro, Beaverton, Clackamas and Gresham, and major regional destinations, including the Rose Quarter and Portland International Airport.

The Waterfront DOS also recommended the 75’ height limit on Blocks 2 and 39 be increased to create and support this unique development opportunity and make the maximum use of these underdeveloped parcels at such an important gateway to downtown Portland. The development potential with increased height limits was subsequently investigated by

SERA Architects in the PDC Morrison Bridge Blocks Opportunities study dated October 17, 2005. The Portland Bureau of Planning and Sustainability is further evaluating this recommendation as part of the Central City 2035 Plan, an update to the 1988 Central City Plan. (Attachment B, Reference Library) A. Property History In the 1880s, Portland was divided by the Willamette River, with small, but thriving Portland on the west bank of the Willamette River, and East Portland and Albina on the eastside. This changed in 1887 with the construction of the Morrison Bridge, the first bridge to cross the river. The Morrison Bridge was strategically located as a gateway to downtown Portland. The original bridge has been replaced twice, with the existing structure built in 1958.


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Morrison Bridge Circa 1950

The County acquired the Property in the 1950s in order to replace the Morrison Bridge. The County acquired Block 16, located at 530 SW 2nd Avenue, in 1955. Two years later, the County acquired blocks 1, 2 and 39, located at the west end of the Morrison Bridgehead between SW 1st Avenue and SW Naito Parkway. The current bridge was designed to link Morrison Street, Belmont Street and Water Avenue on the east side to Washington, Alder and Front Streets on the west. In 1961, a series of ramps were added to later connect I-5 North and I-84 East to the bridge, making it a major regional transportation corridor. The property has long been regarded as a signature development opportunity due to a combination of its central riverfront location and very high visibility. There is well-documented and strong policy support for

urban redevelopment at this location. The 1988 Central City Plan identified the site as a desirable location for a future major attraction. B. Property Description


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The Property is located on two tax lots along SW Naito Parkway within the southwest portion of downtown Portland. The Property is owned by Multnomah County. Additional Property information is as follows:

Tax Lot ID Legal Description Square Feet R245946 Lot 1-4 Block 16; Exc Pt In St Lot 5-8 Block

16 39,000

R245899 TL 1000 Block 1&2&39 97,110 Source: Multnomah County Oregon Property Records The Property consists of four blocks (Blocks 1, 2, 16, 39) situated at the base of the Morrison Bridge. Block 16 is bounded by SW 1st Avenue to the east, SW 2nd Avenue to the west and SW Alder and SW Washington Streets to the south and north, respectively. Blocks 1, 2 and 39 are bounded by SW Naito Parkway to the east, SW 1st Avenue to the west, and SW Morrison and SW Stark streets to the south and north, respectively. Property title would be subject to easements or similar encumbrances allowing bridge operation, maintenance and replacement as detailed below. C. Property Characteristics The Property is currently undeveloped, paved, and used for surface parking. Block 16 is occupied by a 111-space surface parking lot that serves as the Multnomah County motor pool and for private parking evening and weekends. Blocks 1, 2, and 39 are partially occupied by two ramps connecting the Morrison Bridge to SW Alder Street and SW Washington Street, and two loop ramps connecting the bridge to SW Naito Parkway. These blocks also contain approximately 325 surface parking spaces that are managed as private parking lots. The Property has approximately 720 linear feet of frontage along SW Naito Parkway, immediately adjacent to Governor Tom McCall Waterfront Park. Topography The Property is relatively flat, and is estimated to have a less than three-percent slope. In 2005, PacRim Geotechnical Inc. conducted a geotechnical study. (Attachment B, Reference Library)


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Existing Structures Other than the Morrison Bridge ramps and associated walkways, there are no permanent structures on the Property. Block 16 includes two gas pumps as part of the County motor pool with underground fuel storage. Available environmental testing and reporting indicates no adverse conditions associated with the underground fuel storage. (Attachment B, Reference Library) Bridge Services maintains an emergency generator on Block 1. The City of Portland operates an electronic reader sign on Block 16 which can be terminated upon ninety (90) days written notice. Vehicular Access Vehicular access to Block 16 is provided via driveways to SW 2nd Avenue. Vehicular ingress and egress to Blocks 1, 2, and 39 is provided via a driveway connecting to SW Naito Parkway. Morrison Bridge Requirements Multnomah County acquired the Property for construction, operation, and maintenance of this vital regional transportation link. Access for operations, maintenance, and capital replacement of the bridge and approaches are critical and must be maintained without compromise. Approach ramps serving the bridge are located on the Property. These include the eastbound and westbound ramps connecting the bridge to SW Alder Street and SW Washington Street, respectively; and the loop ramps that provide connections westbound from the Morrison Bridge to southbound on Naito Parkway and from southbound Naito Parkway to eastbound travel on the Morrison Bridge. The Waterfront DOS recommended the removal of the loop ramps to enhance the development opportunities of the Property. The City of Portland Freight Master Plan included both ramps on the 2005 Recommended Freight Network Map. (Attachment B, Reference Library) No further studies of this recommendation are currently underway. Without further study, it is anticipated that the selected Developer will need to have a development strategy that assumes the loop ramps remain on the Property and creatively incorporate the indicated restrictions. In general, a minimum of ten (10) feet of buffer or setback must be maintained from the ‘drip line’ of the bridge ramp to allow a maintenance vehicle to access the structure for operation and maintenance. Moreover, a minimum vertical clearance of fourteen (14) feet is needed from the bridge deck. However, while assumed, it is not known whether the bridge structure could withstand foundation, or footings within ten (10) feet and no representation is made for such. It is possible, for those areas on grade or fill, for zero setback, provided full vehicle access and ten (10) feet of horizontal setback and fourteen (14) feet of vertical clearance above bridge deck. (Attachment C, Bridge


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Requirements) Access to the elevated areas must be provided from within the respective block. For example, the elevated portion of Block 16 must be accessed through a 10’ by 14’ corridor from SW Second Avenue, not over SW First Avenue. Access to the underside of the elevated bridge ramps must be maintained at all times. However, it is allowable for continued parking use and it might be possible for temporary or easily movable ‘structures’ to be erected beneath the ramps, though they would need to be mobile to accommodate the operation and maintenance requirements of the bridge. Printing Press Park

Printing Press Park is located on the southwest corner of Block 2 adjacent to the intersection of SW 1st Avenue and SW Morrison Street. This triangular-shaped wayside is approximately 1,000 square feet and commemorates the location of the first printing press for The Oregonian newspaper. Appropriate commemoration of this historical site and marker is desired.

Block 16 – County Motor Pool The County Motor Pool occupies Block 16 and supports County programs in managing their short-term business transportation needs. A variety of vehicle types are available for use: sedans, light trucks, passenger and cargo vans, and specialty equipment. This Downtown site operates a fueling station and parking lot, providing parking at market rates for County-owned and employee private-owned vehicles. Block 16 contains 109 regular and 2 ADA surface parking spaces (total of 111), of which 45 regular parking spaces are reserved and occupied by the County Motor Pool (parked 3 deep on the South side of the lot) and 66 parking spaces are available for fee parking. Multnomah County Fleet Services is currently developing its Transportation Framework for meeting the mobility needs of the downtown customer base when it vacates the Property. Transition timing or the possibility of a limited Motor Pool operation at Block 16 location will be subject to negotiation with the Developer in the DDA. Blocks 1, 2, and 39 – Parking Lot Blocks 1, 2, and 39 contain 292 regular and 8 ADA surface parking spaces (total of 300), of which, 3 are reserved and occupied by County employees and 297 parking spaces are available for public fee parking. Currently there are 151 public fee spaces rented under monthly agreements leaving 146 spaces available for hourly or monthly rental. Zoning The Property is zoned CX (Central Commercial) zone with (d) design overlay and is within the Central City Plan District. The CX zone is intended to provide for commercial


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development within Portland's most urban and intense areas. A broad range of commercial and residential uses are allowed to reflect Portland's role as a commercial, cultural and governmental center. Development in the CX zone is intended to be very intense with high building coverage, large buildings, and buildings placed close together. Development is intended to be pedestrian-oriented with a strong emphasis on a safe and attractive streetscape. Further information on allowed uses and development standards in the CX zone are available in the Portland Zoning Code, Chapter 33.130. (Attachment B, Reference Library) Additional development standards and regulations relevant to this site may be found in the Central City Plan District Chapter of the Portland Zoning Code: 33.510. Of particular note are the height and Floor Area Ratio (FAR) regulations described in the code and on maps 510-2 and 510-3. The height and FAR limits vary on different parts of the Property: Block 16

FAR 9:1 Height Limit 235’

Blocks 1, 2 and 39

FAR 4:1 Height Limit 75’

On all blocks of the Property, an additional 3:1 FAR may be available through a variety of bonus and transfer provisions described in the Zoning Code Chapter 33.510.200-210. (Attachment B, Reference Library) The current zoning of the Property is guided by the Central City Plan of 1988. BPS has recently initiated the Central City 2035 Plan to update the Central City Plan of 1988. As part of the process, BPS will be evaluating the Morrison Bridgehead, including the Property, as a special development opportunity site due to the significance of this site as a gateway to downtown and the redevelopment potential of the surface parking lots. An analysis completed by BPS in 2008 identified the following opportunities and constraints for the Morrison Bridgehead, including the Property:

Opportunities � Enhanced entry to downtown’s retail core � Dramatic views to and from the Morrison Bridge � Transit Proximity

Constraints � Small and difficult development parcels � Constrained entitlements

Prior planning efforts have identified the Morrison Bridgehead, including the Property, as a potential location for increasing the allowable height limits. It is possible, but uncertain, that the Central City 2035 Plan effort will result in modifications to the existing entitlements, including, but not limited to, allowed land uses, floor area ratio, and


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building height. The Central City 2035 Plan and associated implementation measures are expected to be adopted in the intermediate future. (Attachment B, Reference Library) Parking Regulations All four blocks that comprise the Property are located within the Central City Core Area, in which no minimum amount of off-street parking is required with new development. Maximum parking ratios are described in Zoning Code Chapter 33.510.261-263. (Attachment B, Reference Library) Transportation Amenities TriMet MAX light rail service connects the Property to the region’s population and employment base and regional destinations. TriMet's MAX light rail bisects the Property with a stop one block north of the Property on SW 1st Avenue between SW Washington and SW Stark streets. This regional light rail service provides access to the Portland International Airport (Red Line), Gresham (Blue Line), the Expo Center (Yellow Line), Beaverton (Red and Blue Lines), and Hillsboro (Blue Line). MAX recently expanded the Green Line to run on the Transit Mall in downtown Portland on SW 5th and 6th Avenues, connecting Union Station to Portland State University within downtown, and also along the I-205 corridor connecting the Gateway Transit Center to Clackamas Town Center. The Transit Mall improvements have been constructed to eventually accommodate an extension of MAX service across the Willamette River to southeast Portland connecting to Milwaukie in future years.


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The Property is a short, convenient walk to the rest of downtown Portland and has plentiful access to local and regional bus service.

Bridge Characteristics The Morrison Bridge is an important link to the inner city network of highways and bridges. Sleek in design--"minimalist architecture" – the Morrison Bridge marked the advent of freeways and faster cars in the Portland area. Situated at the intersection of two Interstate freeways, the Morrison carries 50,000 vehicles daily.

The Morrison Bridge main river structure consists of two 237’-9" steel deck truss side spans and a 284'-6" double-leaf Chicago type bascule draw span, for a total bridge length of 760 feet. The bridge accommodates six lanes of traffic. Vertical clearance of the closed bascule span is adequate for the majority of river traffic, with openings necessary only about 30 times per month.

A new path for bicyclists and pedestrians opened on the south side of the Morrison Bridge in March 2010. This has greatly increased safety and use of the Morrison Bridge by cyclists and pedestrians. In addition, it has provided a direct connection to the Vera Katz Eastbank Esplanade, emphasizing the multi-modal gateway role of the Property.

Potential Additional Development Opportunities Multnomah County has held preliminary discussions with TriMet regarding the potential capping or covering of the MAX tracks on SW First Avenue. TriMet Systems staff indicated the chief requirement is clearance for overhead wire. Such clearance would not be a challenge in the portion linking Blocks 16 and 1, though the tracks climb steeply adjacent to Blocks 2 and 39. Finding space for foundations was also identified as an issue. It should be noted that SW First Avenue is a City of Portland Street and


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any air rights associated therewith would need to be negotiated and documented with the Portland Bureau of Transportation. Environmental Conditions In 2005, PDC completed the following pre-development environmental and geotechnical condition assessments:

“Phase I Environmental Site Assessment,” prepared by Kleinfelder, Inc. July 18, 2005.

“Phase II Environmental Site Assessment,” prepared by Kleinfelder, Inc. October 4, 2005.

“Geotechnical Report: Morrison Blocks, Portland, Oregon,” prepared by PacRim Geotechnical, Inc., August 24, 2005.

In addition, Multnomah County regularly monitors the Underground Storage Tank:

“Motor Pool Annual Tank Monitor Inspection” prepared by Northwest Pump and Equipment Company, June 16, 2010

(Attachment B, Reference Library) D. Property Operating Income Three of the four blocks currently serve as surface parking lots that generate Net Operating Income ("NOI"). Block 16 serves as the county motor pool during weekday business hours and, therefore, does not generate similar NOI. Blocks 1, 2, and 39 contain a total of approximately 300 parking stalls, with 297 available for rental. The County contracts the parking management of these blocks; the contract addresses the transition that may occur as a result of this RFP and is not an encumbrance. Block 16 contains approximately 111 parking spaces. Multnomah County, the City, and PDC have all indicated they do not wish to see surface parking use of the Property in the long-term. Annualized parking revenues, operating expenses, and NOI for Blocks 1, 2, and 39 for the twelve month periods (July 1 – June 30) are as follows for the following fiscal years: Net Operating Income – Blocks 1, 2, and 39

Fiscal Year

Total Parking Revenue

Operating Expenses

Net Operating

Income NOI/Parking

Space 2009 $490,548 $15,577 $474,970 $1,599 2010 $448,002 $53,223 $394,779 $1,329

Source: Multnomah County Facilities Lease Management; Total Revenue to Multnomah County after management fees.


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E. Appraised Value Multnomah County commissioned an appraisal of the Property in 2005. The August 1, 2005 appraised value was as follows: Blocks 1, 2, and 39 $4,825,000 Block 16 $4,000,000 Total $8,825,000 The appraisal of Blocks 1, 2, and 39 was based upon a Direct Capitalization Methodology. The methodology applied a capitalization rate of 7.5 percent to the 2005 annual NOI of $362,044 to yield the appraised value. The appraisal of Block 16 was based upon a Sales Comparison Approach which assumed the highest and best use for the Property was as a 12-story condominium development with first floor retail and underground parking. It assumed 26,622 square feet of developable land, including 10 foot setbacks for the bridge ramps. F. Development Analysis PDC commissioned SERA Architects to evaluate development feasibility of the Property. (Attachment B, Reference Library) A summary of the study information for the Property is as follows: The report was completed in October 2005 and outlines a potential development scenario for Block 16 consisting of a residential condominium

tower above several levels of structured parking and ground floor retail. For Blocks 2 and 39, the report evaluated residential condominium towers atop structured parking and ground floor retail with the current height limit of 75’, as well as with increased height limits of 180’ and 235’. The development feasibility of blocks 2 and 39 assumed the Morrison Bridge loop ramps remained in place.

Block 16 Development Potential: Based on a 30,722 SF property area and a 12:1 maximum FAR with bonuses, this Property has a maximum FAR of 368,664 SF. (A study used in a 2005 appraisal of the Property assumed a developable footprint of 26,622 SF. It is assumed, though not confirmed, that the available foot print is in the range of 27,000 SF to 30,000 SF if the minimum bridge buffers are employed.)

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The study illustrates the development of a mixed use building consisting of: • 364,000 GSF total. • A 22-story building (maximum height of 235’) consisting of 16 stories of

condominium housing, five stories of above grade structured parking, and a ground level of condominium lobby, retail and building support.

• 174,720 SF of sellable condominium area and 12,000 SF of rentable retail space. • 180 condominium units. • 325 parking spaces. Opportunities: • Excellent visibility and potential Willamette River views north and south from the

condominium tower. • Site is already zoned at 9:1 FAR (greater FAR potential with bonuses) and a 235’

maximum height. • The site is large enough to allow for a traditional double loaded corridor

condominium tower that has greater efficiencies than a smaller point tower with scissor stairs.

Constraints: • Developable site is 27,000 SF to 30,000 SF maximum. This is a smaller block

than the City of Portland standard of 40,000 SF. • Vehicular access is limited to SW 2nd Avenue for parking entry/egress and

loading dock. • SW Washington, SW Alder and SW 1st Avenues do not support retail or ground

level uses. Adjustments are required for ground floor active use on SW 2nd Avenue.

• Building must be set back 10’ from the structured ramps at SW Washington and SW Alder to allow for maintenance clearances as a setback easement. Block 1, 2 and 39 Development Potential: Based on current zoning restrictions and a maximum building height of 75’

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The development study examined the potential for the development of mixed use buildings on blocks 2 and 39 within the Morrison Bridge ramps consisting of: • 110,000 GSF for each development site (220,000 GSF total) • Each site could accommodate a seven-story building (maximum height of 75’)

consisting of five stories of condominium housing, one story above grade structured parking, and a ground level of condominium lobby, retail, and building support.

• 49,800 SF of sellable condominium area and 7,000 SF of rentable retail space. • 46 condominium units. • 75 parking spaces. Opportunities: • Excellent visibility and potential Willamette River views north and south from the

condominium tower. Constraints: • Developable site area is 25,047 SF maximum at both block 2 and 39. This is a

smaller block than the City of Portland standard of 40,000 SF. • The Property is currently zoned with a 4:1 FAR and a 75’ height limitation. The

PDC Downtown Waterfront Development Opportunities report recommends re-zoning the site to a 9:1 FAR and a 235’ maximum height (similar to block 16).

• Vehicular access is limited to SW Naito Parkway for parking entry/egress and

loading dock. An adjustment will be required for this access as Naito is a vehicular access restricted street.

• The Morrison Bridge ramps do not support retail or ground level uses. Retail may

be difficult to support on Naito Parkway. Adjustment will be required for ground floor active use on SW 1st Avenue as well as the required building line on SW 1st.

• The building must be set back 10’ from the structured ramps at the Morrison

Bridge to allow for maintenance clearances as a setback easement. • A point tower with maximum floor area of 12,000 SF per floor (with scissor stairs)

is necessary to set the housing back from the Morrison Bridge ramps. The area left over under the Morrison Bridge ramps that cannot be developed needs a creative use adjacent to the project that will not detract from its marketability.


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The foregoing Property Information section is believed to be correct, however, each proposer should independently verify all of the facts which are material to the proposer’s response to this solicitation.


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4. Planning and Policy Context Development of the Property is guided by several planning and policy documents and may be affected by other nearby development activity. The following information is provided to establish the context of the Property and its relationship to adopted public policy and planning documents. A. Downtown Waterfront Urban Renewal Area Plan The Downtown Waterfront Urban Renewal Plan (“Plan”), adopted by the Portland City Council on April 25, 1974 and subsequently amended, is the document guiding redevelopment efforts in the Downtown Waterfront URA. The Plan calls for the elimination of blight, encourages redevelopment of properties not suitable for conservation and rehabilitation, and encourages land uses which will help create a well balanced physical and economic environment. The plan notes that there “is less pedestrian activity in portions of the project area, particularly along the riverfront, than would be the case with a better quality environment” and that “surface parking lots dissipate concentrations of activities which stimulate pedestrian activity.” (p. 16). B. Downtown Waterfront Development Opportunities Project (2003) PDC initiated the Downtown Waterfront Development Opportunities Strategies project to identify the public and private actions needed to stimulate new development activity in the area between the downtown core and the riverfront. The study states that “the waterfront has significant development potential. Its location on the river, historic context and proximity to downtown makes this area highly attractive, if obstacles to development are addressed and mitigated. The district has many underutilized,

developable sites that are ideal for mixed-use” projects. The study identifies the Morrison Bridge ramp sites as “an obvious development opportunity” and recommends initiating feasibility studies of these properties. The study recommends the Property be developed with a mix of residential and office uses, and that the height limit on Parcels 2 and 39 be increased from 75’ to 250’ and that the Portland Bureau Office of Transportation (“PBOT”) evaluate the feasibility

of removing the bridge loop ramps that constrain development on Parcels 2 and 39. The Downtown Waterfront Development Opportunity Study recognizes development on Block 16 can create a dramatic focal point and recommends increasing the height on Blocks 2 and 39 to create an enhanced gateway to downtown Portland.


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Many recommendations of the Downtown Waterfront Development Opportunity Project have been implemented, including improvements to Naito Parkway and renovations of the White Stag Block, Skidmore Fountain Building, and Smith Blocks. C. Design Central City Volume I - Discussion Draft (July 2010) As part of the Central City 2035 process, new design standards are being examined. Focal points of emerging discussion are the bridgeheads — the area surrounding touchdown points for bridges on each side of the river. The Property is among those identified as an underdeveloped area in Central City. Central City 2035 presents an opportunity to identify the desired form and character at each bridgehead, including the Property. (Attachment B, Reference Library) D. Downtown Portland Retail Strategy In 2002, PDC commissioned Economics Research Associates to prepare the Downtown Portland Retail Strategy (“Strategy”). The Strategy was the result of a newly created partnership between PDC and the Alliance for Portland Progress (now Portland Business Alliance). The purpose of the report was to outline a strategy for sustaining and strengthening downtown Portland’s role as a regional specialty retail destination, and recommended actions to be undertaken over the next five years. The Strategy was updated in 2009 and adopted by the PDC Board of Commissioners. (Attachment B, Reference Library) The Strategy identifies a retail core area that extends as far east as SW 2nd Avenue, immediately adjacent west of the Property. In addition, it designates Morrison, immediately south of Block. 2, one of two “Signature Streets” within the Retail Core. E. Recent Development Activity White Stag Block Renovations are complete on a project to convert Old Town Portland's White Stag Building and portions of two other buildings into the White Stag Block which house the University of Oregon's Portland programs in a single landmark structure. The buildings are just north of the Burnside Bridge between NW Naito Parkway and NW First Avenue. The three masonry buildings, embellished with wrought iron details, were built at the turn of the twentieth century. The renovated buildings accommodate classrooms, offices, and meetings spaces.

Mercy Corps Mercy Corp’s world headquarters at the site of the Skidmore Fountain Building opened in 2009 and is located at SW Naito Parkway and SW Ankeny Street in the Old Town/Chinatown area of downtown. The project includes 80,000 square feet. Corporate offices are located on the upper floors, while the ground floor houses a new global learning center to educate


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the public about international issues. The ground floor also houses the Mercy Corps Small Business center which will provide financial and technical assistance to entrepreneurs planning to create or expand existing businesses. First and Main Shorenstein Properties of San Francisco has completed a 16 story, 355,500 square foot building known as First and Main. The Property is located on the block bounded by SW 1st Avenue, SW 2nd Avenue, SW Madison Street, and SW Main Street. The building includes 346,500 square feet of office space, as well as 20,000 square feet of ground floor retail. It is almost fully leased.

Edith Green Wendell Wyatt Federal Building The U.S. General Services Administration (“GSA”) has initiated, per Congressional authorization, the Edith Green Wendell Wyatt Federal Building Renovation & Rehabilitation Project. This project is currently in the construction phase.

Transit Mall Revitalization The Transit Mall, the spine of the transit system in central Portland, was recently renovated and opened in Fall 2009 to include north-south MAX light rail along 5th and 6th Avenues, from Union Station to Portland State University, as well as new shelters, benches, sidewalk and crosswalk improvements and other pedestrian amenities that also included a coordinated storefront improvement effort along the entire Transit Mall. This infrastructure investment was part of the Green Line project that extends MAX service along I-205 from the Gateway Transit Center to Clackamas Town Center. The Transit Mall improvements are designed to accommodate the future extension of light rail service to southeast Portland and the City of Milwaukie. Storefront and façade renovations are ongoing along the transit mall to enhance the thriving retail environment.


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5. Guiding Principles In developing the RFP Goals, Multnomah County staff followed deeply rooted County values and long-established County policies and practices, reflected in a set of “Guiding Principles”. These Guiding Principles were used to create the RFP Goals.

� Advance Stewardship Multnomah County is recognized for its high fiscal standards. As part of the stewardship of a public property, the County has a fiduciary responsibility to make the consideration received and generated by the re-development a high priority. The County will value the site redevelopment as its legacy.

� Support Community The Morrison Bridgehead Properties are at a unique crossroads in the Central Business District. Successful redevelopment offers the opportunity for significant economic activity, job creation, and place building at the center of our region, demanding excellent design and reliable execution.

� Integrate Infrastructure The site has provided critical support for the operations and maintenance of the Morrison Bridge, connecting commerce and community, since its opening in 1958. In addition, TriMet rail along First Avenue and pedestrian connections must be supported and improved.

� Value Sustainability Multnomah County is a national leader in sustainability policies, including Climate Action Plan, Food Initiative, High Performance Green Building, and Solar Energy. These values should be reflected in the redevelopment of the site.

� Recognize Innovation This location has the potential for truly innovative, iconic development. The redevelopment of this site should reach far, think big, and break new ground. In addition, innovative solutions to the integration of infrastructure and the replacement of County service delivery should be recognized.


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6. RFP Goals Multnomah County and PDC are seeking qualified development teams and proposals that achieve an innovative, mixed-use redevelopment of the Property. Multnomah County and PDC seek creativity on the part of development teams in proposing solutions to meet the following goals for acquisition and development of the Property, which align with the Intergovernmental Agreement and the County’s Guiding Principles: A. Specific Acquisition Terms

Multnomah County and PDC seek to receive a fair market value for the Property. Proposals shall include specific terms and schedule for Property acquisition. B. General Development Concept and Approach Multnomah County and PDC understand it is premature for development teams to have specific and detailed development proposals at this time. However, the proposal should be consistent and complete as to overall scope, content, and character. Proposals shall include the development teams’ general approach to address the following issues:

� Development program – Development of the Property should make maximum use of the Property and increase neighborhood vitality by providing office, retail, hotel, or residential uses, or a mixture of those uses or other appropriate uses. Building and site design should be sustainable by a number of measures.

� Anchor development – Development of the Property should respond to the

opportunity to serve as an eastern anchor to the retail core and as a southern anchor to the development activity and opportunity both to the north along Naito Parkway and west towards the retail core.

� Gateway – Development of the Property should take advantage of the unique

opportunity to serve as a major, iconic gateway into downtown Portland from the Morrison Bridge and a landmark along the river. The Morrison Bridge is the City Center exit from westbound I-84 and southbound I-5/I-405.

� Connections to waterfront – Development of the Property should relate to and

maximize the proximity to Waterfront Park and the Willamette River and enhance connections between the retail core and Waterfront Park.

� Bridge ramps – The existing Morrison Bridge ramps are anticipated to remain

on the Property for the immediate future. Development of the Property should include creative solutions that maximize development potential of the Property given this constraint, either by developing inside of the existing loop ramps, constructing a platform above the ramps, or enclosing part or all of the ramps.

� Building height – Previous studies have recommended increasing the existing

75’ building height on Parcels 2 and 39. This proposal is currently being studied


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by the Bureau of Planning and Sustainability as part of the Central City 2035 Plan. Proposals should describe the development team’s approach to addressing this issue, specifically, whether the development proposal anticipates increased height and, if so, the development team’s approach to engaging in the Central City 2035 Plan, including any potential increase in valuation.

� Tax revenue – Development of the Property should increase and maximize tax

revenue generation from the Property and value dense economic development with potential to generate Business Income and Property Tax.

� Development timeline – Development of the Property should occur in an

aggressive, yet realistic, timeline. In the interim development period, the Property should be managed, maintained, and programmed at no less than the status quo and be conducted so as to not detract from the functional and aesthetic appeal of the downtown, Waterfront Park, and adjacent parcels.

� Public Participation and Social Equity – Development of the Property should

respect public opinion and affected stakeholders and provide opportunities to review and provide feedback on development activities, in addition to the established public participation and comment provided by the Multnomah County Board of County Commissioners. Diversity Outreach; Minority, Women and Emerging Small Business (MWESB) Contracting; and, workforce training should be priorities.


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All potential Developers are responsible for monitoring the status of RFP Process using www.multco.us/morrisonproperty. All Addenda

and Communications will be posted to this website and it will be updated by 5:00 pm Pacific Time every Wednesday until further notice.

All questions, clarifications and other communications must be submitted in writing to: [email protected]

7. Submission Requirements In order to be considered, all proposals must contain the following information in the format described below. Multnomah County and PDC reserve the right to identify, clarify and accept any minor irregularities or informalities in determining whether or not a proposal is considered.

A. Property Proceeds Multnomah County values it’s stewardship of public assets. In 2005, the appraised value of the Property was $8.825 million: Blocks 1, 2, and 39 were valued at $4.825 million capitalizing parking lot income and Block 16 was valued at $4 million using comparable land sales. Describe the development team’s proposed purchase price (“Purchase Price”) and schedule for acquisition and payment. Purchase Price will be evaluated as of June 30, 2011 (“Index Date”). The Purchase Price payment schedule shall be discounted to the Index Date at the annual rate of four percent (4%) for the purposes of evaluating competing proposals. Separately describe any proposed ‘earn-out’ payments (“Earn-Out Payments”) from changes in conditions after purchase, including entitlements. Note: The Property will be disposed of in its entirety, i.e., no proposals will be considered for partial development or conveyance. It is not anticipated that conveyance would occur in advance of development commencement. B. Development Implementation Multnomah County expects expert execution for a successful development. The qualifications of the development team and the soundness of the business plan, including the soundness of the financial pro forma and schedule, will be evaluated, including success in similar projects. 1. Development Entity Identify the Development Entity:

a. Full legal name b. Form of Organization (e.g., corporation, LLC, partnership, etc.) c. Primary Contact regarding submitted proposal:

E-mail address and telephone number


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2. Proposed Development Team Identify and provide a brief resume of the qualifications for the key members of the development team. a. Project Manager b. Architect c. General Contractor d. Financial Partners e. Other, e.g., LEED Consultant

3. Ownership Entity (If different from Development Entity; indicate whether existing or proposed) a. Form of Organization (e.g., corporation, LLC, partnership, etc.) b. Formation Date c. Formation State d. If partnership, identify: General Partner Managing Partner

4. Development Experience a. List all completed development projects in which the Development Entity

or principal(s) has (have) been involved over the past five (5) years, indicating for each:

� Project summary description (location, date, size, cost, etc.) � Construction and permanent lender and amount � Role of the Development Entity/principal in the project

b. Describe in greater detail those projects from the previous list that are similar in type, size, scale, location or complexity to the development project described by this RFP, including for each:

� Role of public agencies, if any � Total development cost � Role of current Development Entity and/or principal(s) in the

project � Architectural quality and urban design characteristics, including

LEED or other green building certification, if any � Explanation of any regulatory or land use issues that required

resolution � Public opinion and participation processes � Social equity program participation and diversity outreach

c. List any current projects in the pre-development, design or construction phase, including:

� Project description and status (including location, size, cost, etc.)

� Construction lender and amount (if known) � Role of the Development Entity in the project

5. Implementation Schedule and Budget Describe your proposal’s timeline for developing the Property, including important milestones, and proposed management, maintenance, and programming in the interim period before redevelopment is completed. As a part of the development team’s specific development program, include the following schedule: an overall project pro forma and financing structure including sources and uses of funds.


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C. Design Concept Multnomah County regards the Property as a continuing legacy and recognizes the Morrison Bridgehead as an important downtown gateway, identified as such since the 1972 Downtown Plan. The design concept should embrace themes of community and connectivity. 1. Describe the development team’s approach to a general development concept and the specific development program proposed for the Property. Include the following: site plan; massing plan; and, four conceptual design elevations, one with an east-to-west view. 2. Describe the development team’s detailed ideas on important urban design considerations for the Property and how your proposal addresses the following key redevelopment principles, identifying them in a site plan:

� Gateway; � Connections from retail core to waterfront; � Public Amenities, including recognition of the Printing press Park; � Excellence in design and iconic development.

In addition, describe the development team’s strategy for enhancing the existing development entitlements for the Property, including building height limits. D. Economic Development Multnomah County supports a prosperous and diverse economy. Employment and property values are key measures of economic performance and generate tax revenues for local jurisdictions. Describe the permanent jobs created by your proposal. Include the current number of full-time equivalent positions estimated after full build-out. Include in that total, the percentage of Family Wage Jobs (paying at least 200% of the then current Oregon Minimum Wage) of the total. Describe the methodology used to estimate these job figures. Describe how the proposed development is consistent with the regional economic development strategy. Describe the total value of real property improvements proposed for the site, including the value of any off-site improvements. E. Sustainability Commitment Multnomah County recognizes that sustainability in our built and natural environments is a foundation for our future and should be the keystone of development. Describe your proposal’s approach to reducing greenhouse gas emissions and air contaminants; improving energy and water efficiency; reducing the use of hazardous chemicals and substances; reducing waste and supporting reuse and recycling; reducing the environmental impacts associated with food production, consumption and disposal; and protecting and encouraging the local food and sustainable agriculture sector. (Multnomah County Administrative Procedure PUR 8, II. Objectives. “PUR 8”). Describe how your proposal complies with LEED® development certification goals and the Architecture 2030 Challenge.


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F. Diversity Outreach Multnomah County honors the diversity of its residents and believes all benefit when all are included. Describe the development team’s approach to promoting contracting opportunities for State certified MWESB firms and workforce training during project development. Describe the development team’s approach to diverse community outreach. G. Cover Letter Provide a signed cover letter from an authorized officer or director of the Development Entity submitting the proposal, including an acknowledgement and acceptance of the General Conditions contained in Section 11.


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8. Instructions for Preparing the Proposal 1. Proposal Format

a. Proposal should be organized in the same order as Subsections 7. A-G above.

b. On the top sheet/cover page, indicate: MCPDC RFP #11-001

Morrison Bridgehead Property Acquisition and Redevelopment Name and address of entity submitting the proposal

c. Include a Table of Contents immediately after the Cover Letter. d. Number all pages (other than cover, cover letter and attached

forms). e. Tabs are optional. f. Any optional oversized drawings or graphics submitted should be

reduced to an 8.5 x 11 inch format. g. Submit one (1) unbound original proposal containing pages with

original signatures where required, and all attachments. h. Submit ten (10) stapled copies.

2. Paper Size / Formatting a. Use of recycled/recyclable materials is strongly preferred b. Use of plastic and non-recyclable products is strongly discouraged c. Paper size: 8.5 X 11 inches d. Margins > ¾ inch around the perimeter of each page e. Maximum number of pages allowed shall be forty (40) pages not

including cover or cover letter and any required attachments (e.g., resumes). Note: one “page” equals one piece of paper.

f. 12 point type 3. CD-ROM or SD Flash Card or USB Flash Drive Include a Windows PC compatible CD-ROM or SD Flash Card or USB Flash Drive containing:

a. An electronic “PDF” version of the proposal. b. An electronic “TIF” file of each of any optional graphics (resolution ≥

150). c. Name each file with the prefix:

MCPDCRFP11-01_”entityID”_”contents” NOTE: If you do not have the capability to provide this information in this format, contact [email protected] by December 15, 2010.

Submission Deadline: In order to be considered, proposals must be RECEIVED by Multnomah County at the address stated below by 4:00 PM P.S.T. on February 9, 2011. Submit Proposals to:

Multnomah County Facilities & Property Management Division ATTN: Morrison Bridgehead RFP

401 North Dixon, Portland, OR 97227 Tel. 503.988.4149


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9. Evaluation Criteria All proposals that are received prior to the deadline for submissions will be evaluated by an Evaluation Committee. The evaluation will be based on the information submitted in response to the RFP Goals, Section 6, and the Submission Requirements, Section 7, as well as any related information that the County or PDC may discover in analyzing or verifying information submitted in the proposal or has subsequently requested. Benchmarks are provided as a guide to the Evaluation Committee for scoring the proposals. Proposals shall be evaluated in accordance with the following criteria, with the indicated weighting and a maximum score of 300 points: A. Property Proceeds (130 Pts. Maximum) Multnomah County values it’s

stewardship of public assets. In 2005, the appraised value of the Property was $8.825 million: Blocks 1, 2, and 39 were valued at $4.825 million capitalizing parking lot income and Block 16 was valued at $4 million using comparable land sales. A.1 Proceeds to the County will be evaluated based on the Purchase Price

adjusted as provided in the Submission Requirements. (115 pts) A.2 Additionally, Property may benefit from possible changes in land use

entitlements and designations (e.g., Central City 2035 Plan) which may increase value. Any contingent Earn-Out Payments offered from increased entitlement benchmarks will be evaluated separately in this element. (15 pts)

BENCHMARK: Purchase Price; Earn-Out Payments B. Development Implementation (50 Pts. Maximum) Multnomah County expects

expert execution for a successful development. B.1 The qualifications and experience of the development team and the

soundness of the business plan, including pro forma and schedule, will be evaluated, including success in similar projects. (25 pts)

B.2 The clarity and certainty of the financing structure will be evaluated as a package. (25 pts)

BENCHMARK: Prior project experiences, especially similar projects; financial pro forma and financing structure, including funding conditions or covenants and identified uses and sources of funds. C. Design Concept (50 Pts. Maximum) Multnomah County regards the Property

as a continuing legacy and recognizes the Property as an important downtown gateway, identified as such since the 1972 Downtown Plan. The design concept should embrace themes of community and connectivity. C.1 Public amenities provided will be evaluated on accessibility, affordability,

and attractiveness to residents, workforce and visitors. (20 pts) C.2 Pedestrian access from the retail core to the downtown waterfront should

be maintained and enhanced. (15 pts) C.3 Excellence in design will result in an iconic development that befits this

gateway site. (15 pts)


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BENCHMARK: Public spaces and amenities; Pedestrian access; Site plan, massing plan, conceptual design elevations; Strategy for entitlements enhancement. D. Economic Development (50 Pts. Maximum) Multnomah County supports a

prosperous and diverse economy. Employment and property values are key measures of economic performance and generate tax revenues for local jurisdictions. D.1 Permanent job creation potential will be evaluated by the total number of

positions created, the percentage of family wage jobs of the total, and the proposed development’s consistency with regional economic development strategy and the nature and reliability of the methodology used to support the claim. (30 pts)

D.2 Property value benefit will be evaluated by the total value of improvements proposed for the site together with the information offered to support the feasibility of the proposed project. (20 pts)

BENCHMARK: Family Wage (2X Minimum Wage) jobs created; total jobs created; Compatibility with Economic Development Strategy; Total value of real property improvements at full build-out. E. Sustainability Commitment (10 pts) Multnomah County recognizes that

sustainability in our built and natural environments is a foundation for our future and should be the keystone of development. E.1 LEED® development certification goals and Multnomah County’s support

for the Architecture 2030 Challenge, and the Climate Action Plan, including sustainable purchasing, will serve as the basis for evaluation. (10 pts)

BENCHMARK: The Proposal is generally consistent with and supportive of Administrative Procedure PUR 8: II. Objectives; Climate Action Plan; Architecture 2030 Challenge F. Diversity Outreach (10 pts) Multnomah County honors the diversity of its

residents and believes all benefit when all are included. F.1 The proposals should include plans for M/W/ESB participation, Workforce

Training, and outreach to Multnomah County’s diverse communities. (10 pts)

BENCHMARK: The Proposal is generally consistent with and supportive of Multnomah County Workforce Training and MWESB programs; Community outreach


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10. Decision Process A. RFP Proposal Review

1. Proposals will be reviewed by an Evaluation Committee. The Evaluation

Committee will be selected by the County. 2. Following review by the Evaluation Committee, one or more of the

development teams may be asked to provide clarifying or additional information or may be invited to make a presentation or interview before the Evaluation Committee.

3. The Evaluation Committee will propose to the Board of County

Commissioners a recommendation regarding which proposal(s), if any, should be considered further and provide a summary of the rationale used to support the recommendation.

4. County staff, along with PDC, will prepare a report on the findings and

recommendations of the Evaluation Committee for presentation to the Multnomah County Board of Commissioners.

5. The Multnomah County Board of Commissioners may, in its sole discretion, select the recommended proposal, select another proposal from the list of proposals, or determine that none are acceptable.

6. All proposers will receive notice by certified mail of the County’s

determination.

7. Following announcement of the County’s selection, all proposals received will be available for public inspection at the offices of Multnomah County Facilities and Property Management for a period of thirty (30) business days.

B. 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


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11. General Conditions A. Multnomah County and/or PDC (“MC/PDC”) specifically reserves the right to

determine which proposal best serves the public good, and to: 1. Revise the solicitation, evaluation, or selection process including

extending the deadline or canceling without selecting a developer. 2. Waive informalities and irregularities in the proposals received in response

to this solicitation. 3. Disqualify without recourse or appeal all proposals. 4. Reject all proposals with or without cause. 5. Determine the timing, arrangement, and method of any presentation

throughout the process. 6. Verify and investigate the qualifications and capacity of the proposer to

complete the project as proposed. B. Every effort has been made to provide current and correct information; however,

unless citing a specific MC/PDC approved resolution or plan, MC/PDC makes no representation or warranty with respect thereto.

C. All proposals received shall become the property of Multnomah County and may

be used for any purposes relevant to the decisions and actions undertaken by Multnomah County towards development of the property being offered. Multnomah County is required to disclose non-exempt public documents pursuant to ORS 192.410-192.505. ORS 192.502(4) exempts the County from disclosing information submitted in response to a solicitation where the information is such that it “should reasonably be considered confidential.” A Proposer who determines that information within a proposal meets the statutory requirement and desires that such information remain confidential shall mark the pages containing such information with the word “CONFIDENTIAL.” If a Proposer marks every page of a proposal as “CONFIDENTIAL” the statutory requirement is not met; any proposal so marked will not be deemed to have been submitted in confidence and, upon request, the entire proposal will be disclosed. The County will keep properly marked information confidential unless ordered to release the information and materials by the District Attorney pursuant to ORS 192.460. Any DDA executed by the County and the successful Proposer will be a public document subject to disclosure. No part of the DDA can be designated as confidential.


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D. Restrictions on communication

Every effort has been made to include herein all the information necessary to prepare and submit a proposal to this offering. However, in the event additional information is desired, please adhere to the following: If you have a question about any of the information or requirements contained in this solicitation, direct your questions in writing to:

[email protected] All questions and answers will be posted to the Multnomah County website page (www.multco.us/morrisonproperty).

E. During the course of this solicitation, proposers are cautioned not to undertake

any activities or actions to promote or advertise their proposals except in the course of authorized presentations; or to make any direct or indirect (through others) contact with members of the Portland Development Commission; the Multnomah County Board of County Commissioners; Multnomah County Facilities staff; Evaluation Committee members (if named); or, Multnomah County or PDC staff members not identified in this solicitation as a contact for specific information.

F. MC/PDC will not hold “one-on-one” meetings with any proposer during the

solicitation process and the evaluation process except as part of a scheduled interview or presentation process involving all or a “short list” of proposers. MC/PDC may, however, ask individual proposers clarifying questions or obtain additional information about some specific point of a proposal.

G. Failure to abide by these restrictions is grounds for disqualification. H. This solicitation does not commit MC/PDC to enter into an agreement. I. MC/PDC accepts no responsibility or obligation to pay any costs incurred by any potential or eventual proposer in the preparation or submission of a proposal; or in complying with any subsequent request by MC/PDC for information or participation throughout the evaluation process. J. Subsequent Agreements

1. Disposition and Development Agreement (DDA) The selected development team will enter into a DDA with Multnomah County. The DDA will define general terms and conditions, contingencies commitments of the Developer and the County, and terms of conveyance of the Property. 2. Other A selected development team could be required to enter into additional agreements, as a result of actions of the Multnomah County Board of Commissioners.


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Attachment A Site Photos


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Attachment B Reference Library

Design Central City: A Discussion Draft for Central City 2035 http://www.portlandonline.com/bps/index.cfm?c=51133

PDC Central City URA http://www.pdc.us/four/ccstudy/default.asp

The 2009 Portland Retail Strategy http://www.pdc.us/pdf/pubs_general/Downtown-Portland-Retail-Strategy¬Implementation-Approach.pdf

Downtown Waterfront Development Opportunities Project, April 11, 2003 http://www.pdc.us/pdf/dev_serv/pubs/downtown_waterfront_devel_opp.pdf

PDC Morrison Bridge Blocks Opportunities, October 17, 2005 http://web.multco.us/sites/default/files/documents/pdc_morrison_bridge_blocks_opportunities_october_17_2005.pdf

Regional Economic Development Strategy http://www.pdxeconomicdevelopment.com/

Freight Master Plan, Recommended Freight Network Map, September 9, 2005 http://web.multco.us/sites/default/files/documents/freight_master_plan_recommended_freight_network_map_september_9_2005.pdf

Portland Zoning Code, Chapter 33.130 http://www.portlandonline.com/bps/index.cfm?c=31612

Kleinfelder Phase I http://web.multco.us/sites/default/files/documents/kleinfelder_phase_i.pdf

Kleinfelder Phase II http://web.multco.us/sites/default/files/documents/kleinfelder_phase_2.pdf UST Test http://web.multco.us/sites/default/files/documents/ust_test.pdf

PacRim Geotechnical Inc. http://web.multco.us/sites/default/files/documents/pacrim_geotechnical_inc..pdf Multnomah County PUR 8 Administrative Procedure http://web.multco.us/sites/default/files/documents/multnomah_county_pur_8_administrative_procedure.pdf Architecture 2030 Challenge http://www.architecture2030.org/ Climate Action Plan http://web.multco.us/sites/default/files/documents/climate_action_plan.pdf


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Attachment C Bridge Requirements

Documents

Request for Proposals (RFP) for