Post on 18-Sep-2020
Request for Expressions of Interest
Suggested* Response Submittal Date: September 14, 2015, 4:00 pm
*While there is not a formal submittal deadline, the County suggests that submittals be provided by the date above. However, submittals will be accepted at any point, until such time as the County has made a selection in its sole discretion.
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www.co.washington.or.us/cornell-murray
CORNELL/MURRAY PROPERTY
Table of Contents
1. Introduction & OVERVIEW 01
2. Development offering 05
3. context: cedar mill 09
4. property information 13
5. selection criteria & Process 20
6. submission format and content 24
7. General conditions 28
County Contact
For more information, or for all
questions related to this Request
for Expressions of Interest (RFEI),
please contact Stephen Roberts at
(503) 846-3798, or stephen_roberts@
co.washington.or.us or visit www.
co.washington.or.us/cornell-murray.
cornell/murray property - rfei 01
1.Introduction
Washington County is seeking
expressions of interest in two
County-owned parcels totaling 0.76
acre (about 33,000 square feet) at
the southeast corner of Cornell
Road and Murray Boulevard, in the
heart of the Cedar Mill town center.
Developers, business owners and
others with creative, feasible ideas
for uses or activities that support the
town center vision are encouraged to
respond.
The criteria the County will use
to evaluate responses and select a
preferred development concept are
set forth in Section 5 (page 20).
Property and Community Overview
The property is conveniently located
just north of the Sunset Highway (US
26)/Murray Boulevard interchange
in the Cedar Mill town center. More
than 30,000 cars drive past the site
on a typical weekday, and two TriMet
bus lines serve the site, providing
connections to light rail.
The County purchased the property
in 2008 as part of a project that
improved the Cornell/Murray
intersection. The road project is
complete, and the remaining property
is now available for redevelopment.
Cedar Mill is a thriving community
in urban unincorporated Washington
County. Within a two-mile radius
of the subject property, there are
about 60,000 residents and 30,000
jobs. Cedar Mill boasts one of the
highest average incomes in Oregon.
Once predominantly a bedroom
community to Portland, Washington
County has become a major economic
driver in the region and the state.
Intel has its largest concentration of
jobs in the world in nearby Hillsboro.
Existing uses in the area include
Beaverton School District’s Sunset
High School, with about 2,000
students and teachers; a mix of
Introduction & OVERVIEW
cornell/murray property - rfei02
retail and commercial businesses;
and single-family and multi-family
residential housing. Several new
retail and commercial developments
have been completed in the Cedar
Mill town center in the past few
years. New development will create
several thousand new housing units
in Cedar Mill in the next decade,
based on recent trends.
See Section 3 for additional
community background information.
Development Offering Overview
This Request for Expressions of
Interest (RFEI) sets forth the County’s
intentions for this project, including
the selection criteria and selection
process. This RFEI is intended to
be very flexible. The County is not
cornell/murray property - rfei 03
seeking detailed proposals for the
site at this time, although it will not
reject any specific proposals that may
be put forward. Rather, the County
seeks expressions of interest from
developers, business owners, or
others who may have viable ideas for
the site and the ability to bring ideas
to fruition. Based on the responses
to this RFEI, the County intends to
select a party with whom it will enter
into exclusive negotiations.
The County is open to a broad
range of ideas – new mixed-use
development, temporary activities,
or any combination of uses and
activities that best achieves the
County’s goals as set forth in Section
5. The County is also open to a broad
range of possible deal structures –
outright purchase, land sale contract,
ground lease, lease with an option to
purchase, and so forth.
Submittal and Review Process Overview
The County has identified criteria
it will consider when evaluating
responses to this RFEI, particularly
each proposal’s responsiveness to
the County’s objectives set forth in
Section 5 (page 20).
There is no formal deadline for
submittals – the County is willing
to entertain any response at any
time until it enters into an exclusive
agreement with a selected team
(such as an Exclusive Negotiating
Agreement). However, the County
is interested in timely action, and
strongly suggests that interested
parties submit a response to
this RFEI no later than Monday,
September 14, 2015 at 4 p.m.
cornell/murray property - rfei04
Address RFEI responses and
questions to:
County staff is available to meet
with interested parties ahead of
the suggested submittal deadline to
answer questions about this RFEI, to
discuss goals and expectations, and
potential partnership arrangements.
If desired, meetings may be held at
the site, and may include a brief tour
of the surrounding area. Contact
Stephen Roberts if you would like to
schedule a meeting.
Stephen Roberts
Special Projects Coordinator
Washington County
Department of Land Use & Transportation
155 N. First Avenue, Suite 350, MS 16
Hillsboro, Oregon 97124
stephen_roberts@co.washington.or.us
(503) 846-3798 – direct
cornell/murray property - rfei 05
2.Development offering
Development Offering Overview
The County seeks expressions of
interest for the use or redevelopment
of the site in a way that supports
the County and community vision
for the Cedar Mill town center. The
County is open to a wide range of
ideas for the site. The County also
welcomes proposals which affect not
only the County’s property, but other
nearby and/or adjoining parcels.
Innovative Concepts Encouraged
The County has not identified a
specific required program for the
property, but is instead seeking
developers/business owners with a
proven track record who can provide
a compelling use or development
concept and business plan that
contributes to the County’s objectives
as set forth in Section 5. The County
is very intentional in utilizing the
approach set forth in this Request
for Expressions of Interest (RFEI).
This approach is flexible and does
not require a complex or expensive
response on the part of prospective
respondents. The County does not
expect prospective respondents
to incur considerable costs in
responding to the RFEI – rather,
the County is looking for creative
responses and approaches.
Some community members have
suggested that some portion of the
site could be utilized as publicly-
accessible open space. County
staff has conducted exploratory
conversations with Tualatin Hills
Park & Recreation District (THPRD)
staff regarding the possibility of that
agency’s participation in the creation
of some type of public open space on
some portion of the property – most
likely the northern-most section.
THPRD is open to cooperating with
the County and with the project team
selected as a result of this process.
Prospective respondents to this RFEI
cornell/murray property - rfei06
are to direct any questions about
this possibility to Stephen Roberts
(see contact information on page 4),
who will coordinate communications
during the RFEI review and
evaluation process.
Flexible Deal Structures Considered
Just as the County is amenable to a
variety of programmatic ideas for
the site, the County is also open to a
range of possible deal structures for
the project. The following is a list of
possible deal structures. This list is
not intended to be exhaustive, nor
is there any priority in the order of
ideas listed:
• Sale: The County could sell the
property to the selected project
team, either for cash, or seller-
financed (contract purchase).
• Lease: The County could enter
into a long-term lease agreement
with the developer team. Such a
lease agreement might include an
option-to-purchase.
Potential County Assistance
The following is a list of forms
of assistance that the County is
willing to consider. This list is not
necessarily exhaustive, nor is it in
any order of priority.
• Vertical Housing Tax Abatement:
The County will consider
initiating a Vertical Housing
Development Program for the
area. Under this program, mixed-
use projects featuring at least two
floors of housing over ground-
floor commercial use are eligible
for a maximum 10-year property
tax abatement of 40% - 80%
(depending on the number of
floors of residential use).
• Land/Lease Write-Down: The
County will consider offers
which entail a sale price (or
lease payment) at less than fair
cornell/murray property - rfei 07
market value, particularly if the
County determines that this
is necessary to achieve some
substantial objective, such as a
project that is very compelling in
satisfying the County’s selection
criteria. For instance, the County
may deeply discount the lease of
the land if the developer/lessee
provides a substantial portion
of site improvements for a use
or activity that contributes to
a strong sense of place and is
consistent with the Cedar Mill
town center vision.
• Assistance in Securing Other
Financing Sources: The County
will consider assisting the
developer team in securing
other financing for the project
- including, but not limited to,
conventional loans, New Market
Tax Credits, and other funding
sources.
• Systems Development Charge
Credits (SDCs): SDC credits
from the prior buildings on the
site (demolished by the County
as part of the road- widening
project) may apply to any new
development on the site.
• Development Code/Community
Plan Modifications: The County
anticipates that the successful
respondent to this RFEI may
propose a use or activity
that requires modifications
to the County’s Community
Development Code and/or
the Cedar Hills-Cedar Mill
Community Plan. The County
is prepared to work with the
selected respondent to this RFEI
to consider options to address any
such code issues.
• Assistance in Negotiations: The
County will assist the team
in negotiating any necessary
agreements with other property
owners, related to use of off-
street parking, shared driveway
access, and so forth.
cornell/murray property - rfei08
• Community Relations Assistance:
There is strong community
interest in what occurs on this
property, in the context of a
larger community desire to
bolster a stronger community
identity and a sense of place in
the Cedar Mill town center. The
County will work closely with
the selected project team to
coordinate communications with
the community.
cornell/murray property - rfei 09
Cedar Mill Overview
Cedar Mill is generally characterized
by post-World War II development –
most of its buildings date to the 1950s
and later. However, the community
boasts an intriguing history. The
area was settled by Oregon Trail
pioneers beginning in the 1840s,
and a lumber mill was established
in 1852. John Quincy Adams Young
bought the mill in 1869. In 1874, he
became the postmaster and named
the community and the creek that
powered the mill. The Young House
and the adjacent Cedar Mill Falls are
owned by the Tualatin Hills Park
& Recreation District. The Young
House still exists, and will be restored
as a historical resource. Cornell Road
stretches all the way from Portland
to Hillsboro. It was surveyed in
1868 and has always served as the
main route through the Cedar Mill
community.
Farming remained the main
occupation of local residents until
the late 1940’s and early 50s, when
growth in Portland, the postwar
housing boom, and the new Sunset
Highway’s easy access to downtown
led to suburban development
in Cedar Mill. Today, major
Washington County employers
attract a highly skilled workforce
with well-paying jobs to Cedar Mill.
3.context: cedar mill
Top: The Young House c. 1903 (Source: The Cedar Mill News)Bottom: The Young House today (Credit: Paul Reichow)
cornell/murray property - rfei10
Significant employers in the vicinity
of Cedar Mill include:
• Columbia Sportswear’s
headquarters is about a half-mile
west of the subject property, with
more than 4,000 employees. A
busy outlet store draws thousands
of customers weekly.
• Electro-Scientific Industries (ESI)
is also located nearby, employing
approximately 700.
• Nike’s World Headquarters
campus is just over a mile south of
the subject property, with about
8,000 employees. A significant
campus expansion is underway.
cornell/murray property - rfei 11
• Tektronix is located adjacent to
the Nike campus, employing more
than 1,000.
Cedar Mill Town Center
Cedar Mill was designated as a town
center in Metro’s 2040 Plan in 1995.
Washington County subsequently
updated the Cedar Hills-Cedar
Mill Community Plan to reflect
the town center designation and
the aspirations of the community.
The plan envisions pedestrian-
friendly commercial or mixed-use
development in the town center,
focused along Cornell Road and
Murray Boulevard.
Cedar Mill is easily accessible to
the rest of the Portland region.
Downtown Portland is about eight
miles to the east. Intel’s Ronler Acres
campus in Hillsboro is about six miles
to the west. Sunset Highway (US 26)
is located one minute south of the
site, providing direct and convenient
access to the major job centers in
downtown Portland and on the west
side. TriMet provides convenient
connections to major job centers,
Portland International Airport, and
other strategic destinations. TriMet
bus lines 48 (Cornell) and 62 (Murray)
serve the site, and both provide
access to light rail. TriMet’s Westside
Service Enhancement Plan also
Columbia Sportswear Employee Store (Source: Washington County)
Cedar Mill Town Center (Source: Washington County)
cornell/murray property - rfei12
proposes increased transit service
to better connect Cedar Mill with
employment centers to the east, west,
and south.
The Cornell/Murray intersection is
becoming an evening destination
for the area. More than a dozen
restaurants are in the vicinity, with
more coming soon. The Cedar Mill
Farmers Market attracts hundreds
of loyal shoppers each week from
May through October. It has been
operating since 1998, and is currently
located in the parking lot of the
Safeway-anchored Sunset Mall
shopping center at the northwest
corner of the Cornell/Murray
intersection.
Cedar Mill Farmers Market (Source: cmfmarket.org)
cornell/murray property - rfei 13
4.property information
Overview
Washington County purchased
the site in 2008 as part of a project
that improved the Cornell/Murray
intersection. The road project
is complete, and the remaining
property is now available for
redevelopment. The remaining
property consists of two parcels (see
map on cover) totaling 0.76 acre,
about 33,000 square feet.
The County demolished two
commercial structures as part of
the road project. The site is vacant,
though some building foundations
and paving remain. A Clear Channel
Communications billboard is
currently located on the site. The
County has notified Clear Channel
of its intent to implement a 60-day
lease termination provision.
More than 30,000 cars drive past
the site on a typical weekday. Two
TriMet bus lines serve the site and
both provide access to light rail.
Development Regulations
The site is located within the Cedar
Mill West subarea of the Cedar Hills-
Cedar Mill Community Plan, which
includes a number of regulations
specific to development within
the Cedar Mill town center area.
Specifically, the following provisions
apply to the subject site:
• Areas of Special Concern 12b
and 12h: Require pedestrian-
friendly sidewalks along Murray
Boulevard and Cornell Road.
• Area of Special Concern 13:
Requires buildings to be oriented
to the street corner and sidewalks.
• Area of Special Concern 13a:
No new development is allowed
within “Area of Special Concern
13a” until a “Master Plan” for
the entire area is approved
and agreed to by 50 percent
of affected property owners
representing at least 50 percent
cornell/murray property - rfei14
of the acreage within the area of
special concern (reference map
above).
Washington County Community
Development Code (CDC) regulations
specific to Transit Oriented districts
are found in Sections 375 (Transit
Oriented Districts) and 431 (Transit
Oriented Design Principles,
Standards and Guidelines). The
site falls within the TO:RC (Transit
Oriented Retail Commercial) land
use district. CDC Section 375-1 states
the intent and purpose of Transit
Oriented Districts:
The intent of the Transit
Oriented Districts is to direct and
encourage development that is
transit supportive and pedestrian
oriented in areas within
cornell/murray property - rfei 15
approximately one-half mile of
light rail transit stations, within
one-quarter mile of existing and
planned primary bus routes and
in town centers and regional
centers.
The purpose of the transit
oriented districts is to limit
development to that which (1) has
a sufficient density of employees,
residents or users to be supportive
of the type of transit provided
to the area; (2) generates a
relatively high percentage of trips
serviceable by transit; (3) contains
a complementary mix of land
uses; (4) is designed to encourage
people to walk, ride a bicycle
or use transit for a significant
percentage of their trips.
The following is a brief summary
of key regulations that apply to
development on the site:
• Permitted Uses: A broad range
of uses is allowed in the TO:RC
district – including office,
retail, restaurants, multi-family
residential, and neighborhood
park.
» Ground floor use restrictions:
no hotel rooms or residential
units allowed on the ground
floor; no more than 50% of the
ground floor can be devoted to
office uses.
» Prohibited uses: Exclusively
residential development;
single-family residential;
industrial; and most auto-
dominated uses.
» Food cart pods are allowed,
but they are currently subject
to the same development
standards as other retail uses
including parking, minimum
density, etc. The County may
consider revisions to the
regulation of food carts.
cornell/murray property - rfei16
• Area Regulations:
» No minimum lot area, width or
depth.
» Maximum building height of
60 feet; minimum of 20 feet at
Cornell/Murray intersection.
» No minimum side, front or
rear setbacks; maximum front
setback of 10 feet applies
to Cornell, Murray and Joy
frontages.
» Floor Area Ratio (FAR) –
minimum 0.35:1; no maximum.
• Building Orientation:
Development is generally
required to be oriented to the
street, building entrances facing
the street with convenient
pedestrian connections to the
public sidewalk; interesting
facades; ample transparent
ground floor windows; interesting
façade articulation; quality
materials; placing parking
away from primary visibility;
locating portions of the building
immediately adjacent to the
sidewalk; and certain restrictions
on signs and common open space.
• Parking Requirements for key
uses:
» Multi-Family Residential: at
least 1 space per studio or one-
bedroom unit; 1.5 spaces per
two-bedroom unit; and 1.75
spaces for units with three or
more bedrooms; no maximum
limit.
» Bank: minimum of 4.3 and
maximum of 5.4 spaces per
1,000 sq ft of GFA.
» Business office: minimum of
2.7 and maximum of 3.4 spaces
per 1,000 sq ft of GFA.
» Medical office: minimum of 3.9
and maximum of 4.9 spaces
per 1,000 sq ft of GFA.
cornell/murray property - rfei 17
» Retail: minimum of 4.1 and
maximum of 5.1 spaces per
1,000 sq ft of GFA.
» Restaurant (on-site
consumption) minimum of
15.3 and maximum of 19.1
spaces per 1,000 sq ft of GFA.
» Restaurant (off-site
consumption/drive through):
minimum of 9.9 and
maximum of 12.4 spaces per
1,000 sq ft of GFA.
» Shared and/or off-site parking
may be permitted.
NOTE: The County is initiating
a review of its parking
standards, which may result
in future changes to parking
regulations.
cornell/murray property - rfei18
• Access:
» Per CDC Section 501-8.5,
direct vehicular access to
the site is restricted to Joy
Avenue. No left turns are
permitted to or from Cornell
Road at Joy Avenue. Joy
Avenue and Sherry Street
provide access to Dale
Avenue, where full turning
movements are allowed at
Cornell Road. Sherry Street
also provides right-turn
access to northbound Murray
Boulevard.
» It may be possible to obtain
permission from the property
owner to the south to share
an existing right-in access
from northbound Murray
Boulevard. The County has
not approached the adjacent
owner about this possibility.
Development Review Process Overview
Prior to commencing construction
activities, any proposed development
on the site must be reviewed for
conformance with applicable
provisions of the Washington
County Community Development
Code, the Cedar Hills-Cedar
Mill Community Plan, and the
Transportation Plan. Developments
are subject to one of the following
review processes:
1. A proposal that can demonstrate
compliance with all applicable
development standards is
subject to the County’s Type II
development review process,
which entails a Staff-only review;
or
2. Proposals demonstrating
compliance with more general
transit-oriented development
cornell/murray property - rfei 19
“principles,” rather than the more
specific standards, are subject to
Type III review – which entails a
public hearing. Type III decisions
are rendered by an independent
Hearings Officer.
Development Code/Community Plan Modifications
The County recognizes that some of
the applicable development criteria
may be challenging to satisfy on
the subject property. The County is
prepared to work with the selected
project team, owners of nearby
properties and other affected parties,
to consider options for achieving
compliance with development
criteria, including potential
modifications of land use regulations
that may be warranted.
Other Background Information
All urban services are available to the
site – roads, sewers, water, utilities,
fiber, etc.
New construction will trigger System
Development Charges (SDCs) if the
proposed use places more intense
demands on services than the prior
uses. The former uses on the site,
however, may qualify for SDC
credits, meaning that some of the
SDCs that would otherwise apply
to new development would not be
charged based on the former uses on
the site.
The site has received a “No Further
Action” (NFA) letter from the state
Department of Environmental
Quality (DEQ), related to the road
construction which recently took
place along Murray. A copy of the
NFA letter is available upon request.
New construction that disturbs the
ground or entails soil removal may
trigger additional DEQ review.
cornell/murray property - rfei20
Selection Criteria
The following are the criteria that
the County will use in evaluating
responses to this RFEI. Note that
depending on the nature of any
particular proposal, not all of these
criteria may apply.
• The project supports community
aspirations for a more active,
pedestrian-friendly town center.
• The project creates a sense of
place, incorporating a variety of
“third place” elements such as a
plaza that could accommodate
events (outdoor performances,
farmers market, etc.), public
outdoor seating, or other active
uses on the site.
• The project serves as a distinctive
gateway into the Cedar Mill town
center.
• The project catalyzes future
development which supports the
Cedar Mill town center.
• The project demonstrates high-
quality design and construction –
even for temporary uses.
• If proposed, any public plaza or
other open space is integrated
into the overall site design,
and complments the larger
community context.
• The economic feasibility of the
project.
• The capacity of the project team
to successfully develop and
operate the type of project that it
is proposing. Particular emphasis
will be placed on the team’s
track record from past projects,
securing equity and construction
and permanent financing.
• Capacity of the team to have
the project underway as soon as
reasonably possible.
• The level and nature of
proposed County participation
5.selection criteria & Process
cornell/murray property - rfei 21
in the project, relative to other
proposals.
Upon receiving responses to this
RFEI, the County may, in its sole
discretion, elect to proceed in any
of the following or possibly other
directions:
• The County may (but is not
required to) appoint an ad-hoc
Selection Advisory Committee
(SAC) to review responses and
provide input to the County.
• The County may also retain one
or more consultants to assist in
evaluating responses.
• The County may select a “short
list” of teams for a second round
process, which might entail
interviews, a formal Request for
Proposals (RFP) process, or some
other means of selection.
• The County may opt to select
a single team, without going
to a second-round process,
and negotiate the terms of a
transaction with that team.
• The County reserves the right to
negotiate with one or more teams
during the selection process to
refine a team’s concept.
• The County reserves the right
to recommend that two or
more teams consider forming a
partnership, if in the County’s
judgment such a partnership
would be conducive to achieving
the County’s goals for this site.
• The County may opt to reject any
or all proposals.
cornell/murray property - rfei22
Post-Selection Process
Upon selection of a team or teams,
the County may enter into an
Exclusive Negotiating Agreement
with the selected team(s), providing
for a defined time period during
which the parties will attempt to
negotiate the terms for a transaction.
During this period, the County will
work with the selected project team
to refine its general approach. The
County anticipates that during this
period, the program, deal structure,
financing, composition of the
team, or other components may be
modified as a more solid proposal is
developed.
During this pre-development
phase, the County may negotiate
a Memorandum of Understanding
(MOU) or other agreement with
the selected team, setting forth in
non-binding terms the financial,
programmatic, and other general
aspects of the project. This MOU
will also serve as the basis for the
negotiation and execution of a
subsequent binding agreement
(which may take any of several
forms, to be determined as a result of
the negotiations). The final, binding
document(s) will govern the final
disposition of the property, setting
forth the terms of the transaction.
The MOU will include provisions
reserving to the County the right
to terminate negotiations with the
selected project team, if the County
in its sole discretion determines
that negotiations during the
pre-development phase are not
progressing in a satisfactorily timely
manner. Should this occur, the
County would then either work with
another team, or may decide to not
pursue the project further.
Note: All formal agreements will
require action by the County Board
of Commissioners.
cornell/murray property - rfei 23
Anticipated Schedule
August 3, 2015 Issuance of RFEI
August 24, 2015 Deadline to request clarifications to
RFEI
August 31, 2015 County responses to requests for RFEI
clarifications posted on website (www.
co.washington.or.us/cornell-murray)
September 14, 2015, 4:00 PM Soft deadline for RFEI submissions (see
Section 1)
By October 12, 2015 (tentative) County completes preliminary
evaluation of submissions; decision
regarding next steps (short list
interviews, etc.)
By November 13, 2015 (tentative) Preliminary selection of project team(s),
pending further negotiations
cornell/murray property - rfei24
Preferred Format
Responses of 15 pages or less are
preferred, not including team
resumes, letters of reference, samples
of other projects, maps, financial
documents, etc. Letter (8 ½ x 11”) size
is preferred. Tabloid (11 x 17”) size
is acceptable for drawings, if folded
to a maximum size of 8 ½ x 11”. PDF
documents are acceptable.
Recommended Content
1. Cover Letter
a. Briefly introduce the
development team and
describe its interest in the site.
b. Summarize the potential
development program, design
concept, deal terms, timing,
and expectations of the
County.
2. Proposal:
a. Describe idea(s) for the site.
This may include:
» Does the proposal call for
a temporary use or new
development?
» What mix of uses?
» Summarize key design
features – materials, height
and density, architectural
style, etc.
» Does the proposal incorporate
a public open space? If so,
please include preliminary
thoughts about the role of
the County and THPRD in
the design, construction, and
ongoing maintenance of this
public element.
» Is there a specific tenant, or
type of tenant, proposed?
6.submission format and content
cornell/murray property - rfei 25
» What, if any, public
participation is anticipated in
order to make the proposal
feasible?
» Summarize initial thoughts on
the deal terms.
» Does the proposal entail the
acquisition of adjoining, non-
County-owned property? If
so what are the ramifications
should there be a failure
to acquire this adjoining
property?
b. Provide a preliminary
estimated time frame to carry
out the proposed project(s).
If a phased approach is
envisioned, please describe.
c. Describe how the proposal
responds to the goals and
selection criteria outlined in
Section 5 (page 20).
d. Architectural drawings
(site plans, floor plans,
elevations) are not required
as part of team submittals,
but are encouraged if they
help to illustrate or explain
the proposal. If drawings
are submitted, they should
be incorporated into the
preferred format as described
on the preceding page. A
limit of 4 drawing sheets is
recommended. These pages
will not be counted against the
suggested 15-page response
limit.
3. Team and Development
Experience :
a. Identify development team
members and roles, and
describe qualifications.
Provide resumes for key team
members (not counted against
15-page limit).
b. Describe the team’s previous
experience working with
public sector partners,
cornell/murray property - rfei26
including public-private
partnerships.
c. Describe the team’s experience
in the development of high-
quality, successful projects
- preferably projects similar
in scope and scale to the
proposed Cornell/Murray
site. What is the team’s recent
experience with this type
of development? Optional:
include photos of recent
similar completed projects.
4. Financial Capacity
a. Explain the team’s financial
capacity, and share any
preliminary thoughts about
financing approaches for
the project ideas (depending
on how refined the project
ideas are at this stage),
including possible equity
and debt sources. Provide
as much information as
relevant, such as certified
financial statements, to make
the case that the team has
the financing capacity to
develop the full project site (if
applicable).
Note: Any financial
documents submitted to the
County should be placed in a
separate envelope and clearly
marked as confidential – the
County will maintain the
confidentiality of any such
information to the extent
allowed by law. These
documents will not be counted
against the suggested 15-page
response limit.
b. Describe any expectations
for public-sector financial
participation or other forms of
assistance, such as assistance
with permits.
cornell/murray property - rfei 27
5. Letters of Reference & Project
Examples:
a. Teams may submit up to four
letters of reference.
b. Teams are also encouraged
to include samples of other
projects (preferably relevant to
what is being proposed for the
Cornell/Murray property).
c. These pages will not be
counted against the suggested
15-page response limit.
cornell/murray property - rfei28
7.General conditions
1. All facts and opinions stated
within this RFEI and all
supporting documents and
data are based on information
available from a variety of
sources. No representation or
warranty is made with respect
thereto.
2. The County reserves the right in
its sole discretion to accept any
response or to reject any or all
responses to this RFEI, without
cause.
3. The County reserves the right in
its sole discretion to modify the
selection process or other aspects
of this RFEI, including canceling
the RFEI without selecting a
developer or project team. The
County will take reasonable steps
to ensure that any modification
or clarification to the RFEI shall
be distributed in writing to all
persons who have requested a
copy of the RFEI.
4. The County reserves the right to
request additional information
following review of the initial
RFEI response submission. In
addition, the County may retain
one or more consultants to assist
in the evaluation of submissions.
5. In the interest of a fair and
equitable selection process,
the County reserves the right
to determine the timing,
arrangement, and method of
any presentation throughout
the selection process. Teams are
cautioned not to undertake any
activities or actions to promote
or advertise their proposals
except during County-authorized
presentations. Teams are
encouraged to contact relevant
County staff to learn more about
ideas and visions for the site and
the area. However, developers
and their representatives are not
permitted to make any direct or
indirect (through others) contact
cornell/murray property - rfei 29
with members of the Washington
County Board of Commissioners,
Planning Commission, or
Selection Advisory Committee
(if established) concerning their
proposals, except in the course of
County-sponsored presentations.
Violation of these conditions is
grounds for disqualification of the
project team.
6. All submissions shall become
the sole and exclusive property
of the County. Teams shall
not copyright, or cause to be
copyrighted, any portion of
their submission. To the extent
permitted by public records laws,
the County will maintain the
confidentiality of submissions,
at least until the preliminary
selection of a project team. Any
proprietary financial information
or other information which
project teams submit will be
maintained as confidential to the
extent permitted under public
records law. Submissions or
information that the project team
would like to remain confidential
must be marked confidential.
7. The County makes no
representations as to whether or
not a project to be developed as a
result of this RFEI, or any possible
County participation therein, is a
“public improvement” project and
as such is subject to the prevailing
wage requirements of the Oregon
Bureau of Labor and Industry.
8. Media releases or media contacts
by the selected project team
pertaining to its selection will
require prior written approval of
the County.
9. The County permits the
participation of real estate brokers
acting on behalf of and with the
authorization of teams, provided
that the broker arranges for the
payment of its commission or
other compensation exclusively
cornell/murray property - rfei30
by the proposed project team.
The County has not retained any
broker in connection with the
project.
10. The County reserves the right
to verify and investigate the
qualifications and financial
capacity of any and all members
of the proposing teams.
11. The County accepts no
responsibility or obligation to pay
any costs incurred by any party
in the preparation or submission
of a proposal or in complying
with any subsequent request for
information or for participation
throughout the evaluation
process.
Background Documents
The following documents are
available for review online, or in
person upon request:
a. Washington County Community
Development Code
b. Cedar Hills-Cedar Mill
Community Plan
c. Washington County
Transportation Plan
d. DEQ No Further Action (NFA)
letter (available upon request)