Request for Expressions of Interest...Request for Expressions of Interest Suggested* Response Submittal Date: September 14, 2015, 4:00 pm *While there is not a formal submittal deadline,

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.

NW CORNELL RD

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www.co.washington.or.us/cornell-murray

CORNELL/MURRAY PROPERTY

www.co.washington.or.us/cornell-murray

http://www.co.washington.or.us/cornell-murray

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.

http://[email protected].

http://[email protected].



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


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.


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

[email protected]

(503) 846-3798 – direct


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


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


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.


• 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.


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)


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.


• 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)


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)


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


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

http://www.co.washington.or.us/devcode



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.


• 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.


» Retail: minimum of 4.1 and


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


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.


• 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

http://www.co.washington.or.us/LUT/Divisions/CurrentPlanning/ProcedureTypes/type-ii.cfm


“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.

http://www.co.washington.or.us/LUT/Divisions/CurrentPlanning/ProcedureTypes/type-iii.cfm


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


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.


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.


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


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


» 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,


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.


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.


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


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


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)



http://www.co.washington.or.us/lut/divisions/longrangeplanning/publications/ch-cm-cp.cfm

http://www.co.washington.or.us/lut/divisions/longrangeplanning/publications/ch-cm-cp.cfm

http://www.co.washington.or.us/LUT/Divisions/LongRangePlanning/Publications/transportation-plan.cfm

http://www.co.washington.or.us/LUT/Divisions/LongRangePlanning/Publications/transportation-plan.cfm