Request for Interest (RFI):LENTS TOWN CENTER

Issued: OCTOBER 1, 2014

Responses due: DECEMBER 1, 2014 by 5:00 PM (PST)

Voluntary Site Tours:TOUR #1: FRIDAY, OCT 17, 2014TOUR #2: FRIDAY, NOV 14, 2014

Charley Zheng Photography

RFI: Lents Town Center Properties Page 2 of 10

A Letter from Lents Grown

Welcome to Lents!

We are Lents Grown, an emerging network of businesses, neighbors and entrepreneurs. Lents Grown is also a brand to help inspire the development of Lents Town Center. We love this place and we’re open to the possibility of what’s next.

We are excited to see this RFI go out to the larger Portland community and beyond, and encourage creativity in your response. The Lents Town Center Urban Renewal Area is the second largest URA in Portland at 2,800 acres. It includes six distinct neighborhoods, three unique business districts, a highly accessible town center, and residents who are more ethnically diverse than Portland as a whole. The town center is the heart of the Lents community.

In recent years, Lents Town Center has seen a number of popular businesses emerge. Our weekly seasonal farmers market is thriving. We have a community acupuncture clinic, a juice and smoothie bar, a new bike shop, and a very popular neighborhood bar. In addition, long-time Lents businesses continue with their success; our natural baby boutique has recently expanded and you can hardly find a seat at El Pato Feliz during the lunchtime rush. The possibilities for new business in Lents are endless, and loyalty to Lents businesses is a characteristic of the people who make up this community.

As you develop concepts for redevelopment, please consider the sampling of businesses on our Lents Grown webpage that we think would be welcome additions, but by no means should this be viewed as an exhaustive list. We are open to your ideas to help grow the business district and support the Lents Grown identity.

The Lents Grown brand reflects many of the traits of this community - green, international, homegrown, resourceful, and tenacious. We encourage you to consider the Lents Grown brand as you develop your response to this RFI.

Learn more at lents.biz and come meet us in the town center sometime.

We look forward to seeing your ideas and collaborating with you in the future.

We are Lents Grown:

Sarah Broderick – Lents International Farmers MarketJesse Cornett – Lents Neighborhood AssociationCora Potter – Lents Neighborhood AssociationBrandon Rhodes – Rolling Oasis GroceryKristian Hochreiter – ROSE CDC

Lents Grownwww.lents.bizlentsgrown@lents.biz

Photos: Charley Zheng Photographycharleyzheng.com

RFI: Lents Town Center Properties Page 3 of 10

1. Executive Summary

Through this Request for Interest (RFI), the Portland Development Commission (PDC), the urban renewal and economic development agency for the city of Portland, Oregon is seeking statements of interest and development concepts from qualified development teams for the purchase and development of multiple sites located along SE 92nd Avenue & Foster Road in and around the Lents Town Center (Lents Town Center Properties). PDC will offer more than six acres for development, and is poised to employ significant financial and other resources to ensure attainment of community goals and redevelopment objectives in the Lents Town Center.

The focus of this solicitation is on statements of interest and associated concepts from development teams. The RFI process and structure is designed to encourage a time efficient, effective, and productive discussion of concepts and ideas. Responses may be for one, all, or any combination of the parcels. In addition, an appendix to this RFI provides contact information for selected adjacent parcels whose owners have expressed interest in selling their properties for redevelopment. PDC will evaluate all concepts against the “Development Objectives,” listed in Section 2.

Those interested in submitting a response to this RFI should, at a minimum, address the Submittal Requirements outlined in Section 5 of this RFI. Responsive development concepts will be further refined through a collaborative process involving community stakeholders. Once the process is complete, qualified teams will enter into an agreement with PDC to purchase and develop one or more of the Lents Town Center properties.Responses—by mail or email—should be directed to the address below and will be reviewed through the process described in Section 7.

William ThierPortland Development Commission222 NW Fifth AvenuePortland, Oregon 97209-3859Phone: 503-823-3193E-mail: thierw@pdc.us

LENTSTOWNCENTER

© Google Maps

A voluntary site tour of the properties will be held on October 17, 2014 at 9 am (Pacific Time) and again on November 14 at 9 am. See Section 5 of this RFI for scheduling details of the site tour. Additional tours and informational meetings may be scheduled as needed. Prior to submitting responses development teams are encouraged to contact PDC to discuss initial concepts.

SITE TOURS

RFI: Lents Town Center Properties Page 4 of 10

2. PDC Development Objectives

In making the Lents Town Center properties available for redevelopment, PDC anticipates advancing the following development objectives:

District Identity: Provide new services that increase the vitality of the Lents Town Center, complement existing businesses, align with the Lents Grown identity, and implement the Business District Development Strategy.

Opportunities & Amenities: Attract and deliver projects that provide a variety of spaces for employment opportunities and new commercial services to the district, and/or add residential households that support neighborhood businesses consistent with the Lents Five Year Action Plan.

Community Partnership: Establish a long term partnership with community stakeholders through outreach and creative site planning that provides community gathering places and encourages pedestrian and bike friendly transit movement to and through the Town Center.

Social Equity: Ensure development serves and provides employment/wealth-building opportunities for existing residents – especially lower income residents and communities of color.

Innovation: Be willing to take risks, develop real estate in innovative ways, and add value to the community.

Financial Viability: The Project must be financially viable and if needed, use minimal public investment to achieve greater public benefit. Requests of financial assistance from PDC will be evaluated against meeting the Development Objectives and on the catalytic potential of the Project. PDC has a robust financial toolkit, including loans, grants, technical assistance, EB-5 equity placement, land write-downs, and tax incentives to encourage mixed-use development, renovation of existing buildings, and new business growth.

Charley Zheng Photography

Charley Zheng Photography

Cha

rley

Zhe

ng P

hoto

grap

hyC

harl

ey Z

heng

Pho

togr

aphy

Naim Hassan Photography

RFI: Lents Town Center Properties Page 5 of 10Le

nts

Tow

n C

ente

r M

AX

Stat

ion

I-205 Multi-U

se Path

205

205

6

5

2

43

1

SE FOSTER RD

I205 FWY SB

I205 FWY N

B

SE 9

2ND

AV

E

SE ELLIS ST

SE WOODSTOCK BLVD

SE 8

8TH

AVE

SE HAROLD ST

SE 8

9TH

AVE

SE 9

1ST A

VE

SE REEDWAY ST

SE 9

0TH

AVE

SE FOSTER RD-I205 FW

Y RAM

P

SEC

OUPLET ST

SE I2

05 F

WY-

FOST

ER R

D R

AM

P

SE RAMONA ST

SE 94TH AVE

SE 9

3RD

AVE

SE 9

6TH

AVE

SE YUKON ST

SE KNIGHT ST

SE ELLIS ST

SE 9

1ST A

VE

SE 9

1ST A

VE

SE 8

8TH

AVE

SE REEDWAY ST

SE REEDWAY ST

SE 8

8TH

AVE

SE 8

9TH

AVE

SE RAMONA ST

SE 9

6TH

AVE

3. Properties Summary

PDC Owned Property

Interested Private Owner

Development Opportunities

3.48 acres

0.96 acres

1.36 acres

0.72 acres

0.38 acres

1

2

3

4

5

0.09 acres6

PROPERTY ID ADDRESS ZONING AREA (Sq ft) NOTES

1 Multiple 9204-9330 SE Harold Ave

Ex(d) 151,393 See proposed site plan in appendix M.

2 Multiple 5933 SE 92nd Ave & 5916 SE 91st Ave

Ex(d) 41,792 Area includes 15,587 sq. ft. site at 9138 SE Foster Rd (Chevron)

3 Multiple Corner of SE Foster Rd & SE 91st Ave

Ex(d) 59,325 Proposals can be for entire site or a specific parcel.

4 R115563 9015 SE Foster Rd Ex(d) 31,501 5,900 square feet development pad site with existing parking lot.

5 Multiple Corner of 93rd Ave & SE Woodstock Blvd

CM 7,500-16,700

Two development parcels. Proposals can be for entire site or a specific parcel.

6 R335747 9209 SE Foster Rd Ex(d) 3,862 Two commercial spaces and potential apartments above. See Appendix I for owner info.

The Lents Town Center Properties consist of the following opportunities:

RFI: Lents Town Center Properties Page 6 of 10

4. Submittal Requirements for Responses to this RFI

Statements of Interest should, at a minimum, provide the following information:• Cover letter• Identification of site(s) of interest• Contact info for development team• Team capability and experience• Preliminary concept plan and program – please briefly describe how this meets the

Development Objectives in Section 2.• Preliminary Proforma and Financing Strategy

5. Submittal Instructions, Site Visit, Requests for Clarification and Changes to this RFI

Responses must be submitted to William Thier by mail, email, U.S. Mail, or courier service. For email responses, please use the subject line: “RFI Lents Town Center Properties.” PDC has not set a specified page limit for responses; however, we expect to receive responses that are thorough, but also concise and to the point without unnecessary content. PDC expects all responders to use their best judgment in this regard. Emailed responses should not exceed five megabytes (5MB) in size. Responses that exceed this size should be printed and delivered to PDC.

Voluntary pre-submittal site visits for this RFI will be held on October 17 and November 14, at 9 am (Pacific Time) at Wattles Boys & Girls Club parking lot. Upon arrival, all attendees must sign in with PDC staff or provide a business card with contact information. Attendees will have an opportunity to tour the sites, ask clarifying questions, and meet each other and PDC staff. PDC may offer oral comments or responses to questions asked at the site visit, but such comments or responses

will not modify the terms of the RFI. In the event PDC determines that formal clarification or modification to the RFI is warranted, PDC will issue a written Addendum to this RFI. Proposers are encouraged to bring a copy of this RFI to the pre-submittal site visit.

Questions about any matter contained in this RFI should be emailed to William Thier (thierw@pdc.us). Material changes or clarification of any matter contained in this RFI will be published in the form of a written addendum to this RFI at this location on PDC’s website: www.pdc.us/Lents-RFI.

PDC may make a courtesy effort to notify interested parties that an addendum has been published, but PDC is under no obligation to do so. As such, parties interested in this RFI should refer frequently to the website for this RFI. PDC may also post supplemental information about this project to that location on the web.

RFI: Lents Town Center Properties Page 7 of 10

6. Reviewing Responses

Initially, PDC will screen out responses which it deems are unfeasible or incompatible with the development objectives listed in Section 2 and provide notice to those responders whose concepts will not advance. Subsequently, PDC will review the screened concepts with stakeholders and make a final selection per the following criteria:

• Project Feasibility (40%) • Alignment with Development Objectives listed in Section 2 (60%)

At the conclusion of this review, PDC, in its sole discretion, may pursue the following options:

• A request for additional information from RFI respondents.• Direct negotiations for sale and redevelopment of the property through

a Memorandum of Understanding or Development and Disposition Agreement with a development team(s) selected as part of this RFI.

• The issuance of a Request for Proposal (RFP) or Request for Qualification (RFQ) to a developer or developers chosen as part of this RFI.

• The issuance of an RFP or RFQ, open to all potential development teams.• Termination of this development solicitation process without the

selection of a development team or issuance of an RFP or RFQ.

PDC expects that evaluation of RFI submissions will be completed by the end of 2014.

7. Terms of this RFI

This RFI is not a request for competitive proposals and is not subject to the Oregon Public Contracting Code (ORS 279). This RFI in no way obligates PDC to enter into a relationship with any entity that responds to this RFI and does notr limit or restrict PDC’s right to enter into a relationship with an entity that does not respond to this RFI. In its sole discretion, PDC may pursue discussions with one or more entities responding to this RFI or none at all. PDC further reserves the right, in its sole discretion, to cancel this RFI at any time for any reason. To the extent that PDC elects to enter into a relationship with an entity responding to the RFI, such entity shall be required to comply with PDC’s policies (see Section 8) and Oregon Law.

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

8. Compliance with PDC Policies

All development projects shall comply with the following PDC policies:

Social Equity: Ensures that PDC’s work provides professional, supplier, and construction contracting and workforce opportunities to certified firms and businesses owned by veterans. Maximizes apprenticeship opportunities in the construction trades and ensures employment opportunities for people of color and women.

Green Building Policy: Requires developers receiving more than $300,000 in financial assistance from PDC to integrate green building practices into construction projects and meet established U.S. Green Building Council LEED (Gold) or Earth Advantage Small Commercial rating system standards.

Prevailing Wage:PDC follows State of Oregon Prevailing Wage Statutes.

RFI: Lents Town Center Properties Page 8 of 10

9. About the Town Center

The Lents neighborhood is one of the largest, oldest, and most diverse communities in Portland. Lents was originally platted as the Town of Lent by Oliver P. Lent in 1892. Lent’s Town was originally built as a self-sufficient town and suburb of Portland. Beginning that same year, a streetcar ran from downtown Portland to Lent’s Town. In 1912, with a population nearing 10,000, Lents was annexed into the city of Portland. Today Lents is a transportation hub for the Portland region. Interstate 205 and three of Portland’s important arterials—Powell Boulevard, Foster Road and 82nd Avenue—pass through the neighborhood, as well as the MAX Green Line, seven different bus routes, and the Springwater Corridor pedestrian and bike trail. Additionally, the Town Center is in close proximity to several parks, and provides walkable shopping opportunities along 92nd Avenue. PDC and the City of Portland are implementing a phased economic development strategy to increase activity in the commercial area and increase housing opportunities in Lents Town Center. Successful development will activate the vacant parcels and bring more people to this historic and welcoming town center.

Cha

rley

Zhe

ng P

hoto

grap

hy

RFI: Lents Town Center Properties Page 8 of 10

Nai

m H

assa

n Ph

otog

rap

hy

RFI: Lents Town Center Properties Page 9 of 10

10. About the Portland Development Commission

Created by Portland voters in 1958, PDC has been a driving force in Portland’s reputation for vibrancy and livability. As Portland’s urban renewal and economic development agency, PDC focuses on investing in the job creation, innovation, and economic opportunity that will transform Portland into one of the world’s most desirable and equitable cities. In neighborhoods throughout the city, PDC has revitalized main streets and increased the capacity of businesses to expand and provide employment opportunities to Portland area residents.

In May 2011, the Portland City Council adopted a Neighborhood Economic Development (NED) Strategy which articulates how community partners, business leadership and public partners can use focused neighborhood-level actions to collectively foster economic opportunity and neighborhood vitality throughout Portland. The goal of the strategy is to create thriving commercial areas, successful neighborhood businesses and equitable access to quality jobs. Building on the NED Strategy, in May 2014 the Portland City Council accepted the Lents Five-Year Action Plan which lays out a strategy for the next five years that focuses investments where they will have the most impact, ensures existing residents and businesses benefit, and takes some calculated risks.

RFI: Lents Town Center Properties Page 9 of 10

RFI: Lents Town Center Properties Page 10 of 10

Appendix: Supplemental Information Available

A. Lents Town Center PDC Owned Properties - Map, 2014B. Lents Town Center Private Property Owner - Map, 2014C. PDC Green Building Policy, 2005D. Lents Town Center Redevelopment Feasibility Study, 2009E. Lents Town Center Business District Strategy, 2011F. Lents Town Center Real Estate Market Analysis, 2012G. Lents Town Center Real Estate Market Analysis, High Level Findings, 2012H. PDC Equity Policy, 2013I. Third-party Adjacent Parcel Information & Contact InformationJ. PDC-owned Properties Appraisals Summary K. Lents Town Center Brand Guide – “LENTS GROWN”, 2013L. Lents Five-Year Action Plan, 2014M. 92nd and Harold Site Plan, 2014N. Lents Town Center Demographic OverviewO. Oregon Prevailing Wage Statute, oregon.gov

Cha

rley

Zhe

ng P

hoto

grap

hy

RFI: Lents Town Center Properties Page 10 of 10