REQUEST FOR QUALIFICATIONS (RFQ) REDEVELOPMENT OF THE 18-ACRE OMSI CAMPUS

BY: OREGON MUSEUM OF SCIENCE AND INDUSTRY (OMSI)

DEVELOPMENT PLANNING AND REDEVELOPMENT OF THE OMSI PROPERTY

ISSUED: JANUARY 16, 2018

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Summary of RFQ Instructions

1. Proposals due: February 28, 2018 by 5:00 PM (Pacific Time).

2. Informational pre-proposal meeting: OMSI will hold an informational pre-proposal meeting on the OMSI campus on January 30, 2018 from 1:00-3:00 PM (Pacific Time). Contact Gamble Velimirovic, gvelimirovic@omsi.edu if you plan on attending.

3. Presentations: Short-listed respondents will be required to provide a presentation to the

OMSI Board and committee of advisors during the week of April 2, 2018. Instructions for the presentations will be provided to the short-listed candidates at least 10 business days before the presentation.

4. Communications: All communications regarding this RFQ shall be directed to

rfq@omsi.edu. Interested parties shall not request information from OMSI Board members or any consultant or advisor on the OMSI team, except as where permitted in the interview and selection process. Communications that do not adhere to this direction may result in disqualification.

5. Questions: The deadline for questions about the RFQ is February 14, 2018 by 5:00 PM

(Pacific Time), with questions directed to rfq@omsi.edu.

6. Amendments: Any material change or clarification to this RFQ will be published on the OMSI RFQ website: https://omsi.edu/property/rfq . While we will attempt to send emails to all individuals who are on the interested parties list, it is ultimately the responsibility of all parties interested in this OMSI contract opportunity to refer frequently to this webpage to check for new contract opportunities as well as any addenda issued by OMSI, up to the solicitation closing time.

7. Submittals: Respondents should address the submittal requirements outlined in Section

4. Submittals will be evaluated against the evaluation criteria in Section 5. Responses are to be submitted in PDF format by email to rfq@omsi.edu (digital cannot exceed 25 GB), and 10 printed copies in a sealed envelope addressed to Gamble Velimirovic, below. Respondents are solely responsible for assuring the timely and effective delivery of their submittals.

OMSI

Attn: Gamble Velimirovic 1945 SE Water Avenue

Portland, OR 97214 gvelimirovic@omsi.edu

8. Page Limitation: Responses should not exceed 50 pages in length. OMSI encourages

complete and concise responses.

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TABLE OF CONTENTS

1. Introduction and Summary ............................................................4

2. OMSI Vision and Project Objectives ..............................................5

3. Planning and Development Scope ................................................7

4. Transactional Structure ............................................................... 15

5. Submission Requirements .......................................................... 16

6. Evaluation Criteria ....................................................................... 17

7. Selection Process and Deadlines ................................................ 19

8. Terms ......................................................................................... 19

9. Appendix ..................................................................................... 19

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1. INTRODUCTION AND SUMMARY The 18-acre OMSI property (the “Site”) represents an opportunity to create an innovative, mixed-use, multi-user development along the east bank of the Willamette River on the inner east side with unique views and adjacency to the Willamette River and downtown (the “Project”). The development will be anchored by OMSI’s two existing museum buildings with opportunities to build office, creative industrial, residential, senior living, institutional or parking uses near the Tilikum Crossing and downtown. The OMSI property features over 11 undeveloped acres and over 1/4 mile of river frontage. It is one of the largest remaining riverfront parcels in Portland’s central waterfront and is located at the major transit hub of the new Tilikum Crossing Bridge that affords a direct connection between OMSI and Oregon Health and Science University on the west bank. OMSI serves more than 1 million people annually and is ranked as one of the top science centers in the United States. OMSI features a planetarium, a giant screen theater, the USS Blueback submarine, five interactive exhibit halls and eight labs with other amenities. This redevelopment presents the extraordinary opportunity to leverage OMSI’s already-strong identity into an innovation district that celebrates science, technology, design and sustainability in a distinctive urban environment. The OMSI property is located within the Central Eastside Industrial District and is within the Central Eastside Urban Renewal District (CEURD). The Central Eastside is currently undergoing significant change with an influx of newly completed and proposed developments including mixed-use high rise, creative office, and grocery stores all interspersed amongst pockets of legacy institutions such as Portland Community College and OMSI. Consistent with this emergence, the OMSI property will be rezoned to Central Employment or EX with a design overlay (“d”). The City anticipates that the EXd zone will be effective on the OMSI site by May 24, 2018. It is anticipated that all land use reviews and development permits will be submitted to the City on or after May 24, 2018 to take advantage of the new mixed-use EXd zone. In furtherance of an EX development plan, OMSI commissioned Snohetta, an international architecture firm, to lead a team of consultants to create a master development concept for the 18-acre campus (Attachment A). The resulting plan represents OMSI’s preferred vision for the Site and should serve as a persuasive guide to the selected development team. While respondents are invited to make amendments to Attachment A, such amendments should be grounded in financial feasibility and consistency with the OMSI vision, detailed below. Respondents will also be required to support and advocate for substantial deviations from Attachment A, if required, prior to the State’s final acknowledgement of the comprehensive plan. The selected development team will serve as an advisor during the development of the Central City Master Plan (the “Planning Phase”), in collaboration with OMSI and its consultants. The selected developer will then have exclusive negotiation rights for development of the OMSI property, as further discussed in Section 4, following successful approval of the Central City Master Plan (the “Execution Phase”) OMSI is seeking an outstanding development team for what is widely regarded as one of the most desirable development opportunities in the Portland metro area. OMSI will retain ownership of the property and will offer long-term ground leases for development, which will support the institution’s strategically planned growth, assure its financial standing, and cultivate a continued vibrant presence along the waterfront.

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Central City 2035 Plan 2. OMSI VISION AND PROJECT OBJECTIVES OMSI’s vision is to ignite an educational transformation, in collaboration with partners, at the intersection of science, technology and design, and weave a thriving and sustainable innovation district into the fabric of Portland that spreads opportunities across the Northwest. To realize this vision, OMSI has four guiding principles for campus development that are to be incorporated into each submittal. OMSI’s Campus, once fully developed, will be known as:

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• A Center for Excellence in science learning and teaching where learners of all ages and backgrounds develop skills needed to thrive in the 21st century.

• A Community Destination that attracts the public and creates an accessible, welcoming,

and equitable learning community with places for people to gather, learn, work, and live.

• A Center for Sustainability both in the design of the campus and for public education through demonstrations of innovative and appropriate technologies.

• A Revenue Generator to support OMSI’s educational mission and build financial strength.

This Project is an opportunity to create an innovative, mixed-use development that contributes to the overall quality of life and experience in the OMSI District within the City of Portland. The Project will include: Design

• A mix of land uses, including residential, and commercial development that integrates with the OMSI experience and creates a unique and vibrant destination.

• Distinctive design with activated ground-floor spaces and a creative and visually stimulating

public realm that includes public gathering places.

• A commitment to accessibility and equity through the design of spaces that respond to

community aspirations and eliminate barriers to inclusion.

• Vertical development that meets entitlement standards contained within the CCMP, reflects

a permanence and quality that enriches the campus environment and offers human scale features at the ground floor that will activate the pedestrian realm.

• Uses and design that are economically sound and based on a thorough analysis and

understanding of market demand and appropriate land use for the Site.

• Sustainable development practices addressing energy use and greenhouse gas emissions, water, ecology and habitat, energy use and production, and health and equity concerns.

• Innovative solutions or metrics that are responsive to changing transportation technologies

and e-commerce (e.g., street design, curbside management, changing parking needs, shifts in brick-and-mortar retail).

• A unique redevelopment identity in which OMSI may continue to provide learning

experiences and services to the community. This will occur amid mixed-use development and public realm amenities designed to capture the imagination and establish the Site as a unique public space.

Transit

• Adequate parking driven by market analysis and City parking ratios for the Site. OMSI currently has approximately 560 surface lot parking spaces. Approximately1936 spaces are assumed in the Master Plan. The Master Plan parking count is only an operating assumption; the ultimate parking count will be driven by the City-required ratio and market analysis.

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• Development strategies that capitalize on the substantial public investment in transportation infrastructure including the new OMSI Station with direct connections to the MAX Orange Line, two bus lines (Line 9 and Line 17), bike and pedestrian paths, and the Portland Streetcar.

• A priority for transit use, pedestrian and bicycle modes and minimizing the need for

automobiles and parking garages.

• A pedestrian-oriented network connecting OMSI’s main buildings to the redevelopment through sidewalks, esplanades and plaza areas enhanced by hardscape, lighting, street furniture, and other public amenities that provide for easy mobility and wayfinding around the Site.

• Truck, van and service vehicle access to assure the safe and aesthetic layout of streets

and service areas in all buildings. Waterfront

• A partnership with the City to develop the Willamette River Greenway as a natural resource and public gathering place with bike and pedestrian trail and access areas.

• Sustainable urban design site strategies that enhance the waterfront, mitigate site

development impacts, and support resilience and health. OMSI is seeking a developer who can successfully deliver an integrated, dense, mixed-use, sustainable development that accomplishes this vision and these objectives over the life of the redevelopment and in the context of changing market and code conditions. OMSI recognizes that individual Respondents may not have experience in all aspects of the Site’s vision, goals, and objectives. OMSI expects Respondents will form development teams that together have the experience to demonstrate success with comparable circumstances and projects. While OMSI prefers a master developer for the entire Site, OMSI also encourages Respondents to consider partnering with individual parcel developers to commence design and construction on any single parcel within the Site area. OMSI recognizes that the Project will most likely be implemented in phases and that market conditions, parcel location and infrastructure phasing may result in identification of early parcel development in the context of and consistent with the Master Plan for the Site. 3. PLANNING AND DEVELOPMENT SCOPE

A. Background

The Site was originally contained with a 640-Acre land grant owned by James Stephens, a cooper and owner of a ferry operation on the Willamette River. The Stephens tract also contained a large apple orchard and the eastern side of the property was platted (much as it is today) to create streets and parcels for development of residential buildings. The Stephens Slough extended from the Willamette River inland in a southeasterly direction to existing Powell Street underneath a portion of the Site. Residential development on the property was eventually replaced with small, commercial buildings and riverside docks to accommodate the growing retail and services economy in the Portland area at that time. Small commercial uses dominated the area until the late 1800’s

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when the Portland Electric and Power Company (PEPCO) purchased the land for the construction of Station L, a power generating facility for the city, which operated until the 1970’s. In 1987, Portland General Electric (PGE) donated approximately 22 acres of land to the Oregon Museum of Science and Industry (OMSI). The museum designed and built the existing 217,000 SF museum structure on a portion of the property and opened its doors in 1992. Today, the museum with its five adjacent outbuildings, hosts approximately 600,000 to 1,000,000 visitors per year with museum attractions, classes, and special events throughout the year.

B. Property Summary

OMSI is located on the east side of the Willamette River in the southeastern sector of the Portland Central City District at 1945 SE Water Avenue, Portland, Oregon 97214. The parcel size is approximately 18 acres with a 14.06-acre south campus and a 4.49-acre north campus. A boundary and topographic survey is included as Attachment B. The OMSI property is mostly level and occupies about one quarter mile of the Willamette riverfront from Market Street on the north to Sherman Street on the south. Consisting of north and south campuses, the property is bifurcated at the Bull Run Right of Way located north of the Planetarium Building. The east boundary is identified by Water Avenue, consisting of one north bound and one southbound lane, a bike lane and a partial planted median. Water Avenue is a designated truck route in the SE Quadrant Plan discussed below. The west boundary is defined by the Willamette River. The Stephen’s Slough lies underneath a portion of the Site and contains remnants of historic wood chip piles. The prior owner granted the 1966 easement for the Marquam Bridge, which aerially bisects the north campus at a height of 130 to 150 feet above sea level.

indicates OMSI property.

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Full Site Plan

North Campus / North Riverfront

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Central Campus – OMSI museum buildings, plaza and riverfront

South Campus - Tilikum Plaza

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Flood Plain Map The location of the 100-year floodplain and the 1996 inundation area are shown below. The Site was remediated prior to donation to OMSI. To date, no contamination has been found in the soil borings taken throughout the Site.

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Under the City’s 2035 Central City Plan, the 18-acre OMSI ownership is included within a mandatory Central City Master Plan (CCMP) area. These mandatory CCMP areas are reserved for larger, mixed-use sites within a single or few ownerships. The OMSI CCMP area includes other neighboring properties that account for a total of approximately 30 gross acres of land. The OMSI CCMP area and the OMSI ownership within the CCMP area is illustrated above.

• Oregon Department of Transportation (ODOT)

• Portland Community College (PCC)

• 1800 Partnership

• Portland General Electric (PGE)

• Oregon Museum of Science and Industry (OMSI) and PEPCO Building • Portland Opera

There are two existing buildings on the OMSI property: the OMSI museum building and the PEPCO building. These two existing buildings comprise 244,000 square feet. The aggregate site area contained within the OMSI ownership, excluding current rights of way, is 18.53 acres. The aggregate developable site area contained within the larger master plan boundaries, excluding current rights of way, is 21.25 acres.

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C. Code Context

The OMSI property is in the SE Quadrant Plan, adopted by the City of Portland in July of 2015. An excerpt from the Vision for the Central Eastside District explains the future goals for the planning area:

“The Central Eastside is a prime location for those seeking a central location close to their customer base and workforce with strong connections to local and regional markets. Bridges and other connections between industry in the district and academic partners west of the river support collaboration, innovation and business development activities. Mixed-use development, such as retail, commercial office, and residential uses, is located along main street corridors that support the rest of the district and the inner Southeast Portland neighborhoods, while industrially zoned areas are places where businesses can be assured that their investments and ability to operate are protected… The district’s riverfront is a regional amenity and destination for employees, residents and visitors with a variety of attractions and activities that bring people to, along and in the river. The riverfront by the OMSI light rail transit station area is a major hub for a variety of commercial, education and other uses…” (Emphasis added).

Based on the work adopted under the SE Quadrant Plan, the City initiated Central City Plan District code amendments to allow a wider variety of uses at greater densities in the OMSI master plan area. The OMSI site is currently zoned Mixed Employment (EG) but will not be developed under the current EG standards. Instead, as part of the 2035 Central City Plan, the City rezoned the OMSI property and all property located in the larger CCMP boundary to Central Employment (EX) with a design overlay. The EX zone permits a wide variety of uses including residential, office, industrial, institutional, retail and parking. The City adopted the EX zone for the OMSI property in late 2016 but the new zone has not yet been acknowledged by the state. The state is expected to acknowledge the new zone for the OMSI property by May 23, 2018 and the new zone will be effective on May 24, 2018. Any applications submitted before the effective date of the new EXd zone will be subject only to the previous EG zoning. OMSI requests that all responses to this RFQ assume the new zoning designation of EXd and accordingly, the new requirement for a CCMP to redevelop the OMSI property. The new EXd zoning will permit residential uses under certain conditions enumerated under PCC 33.510.255.H. There are also limits on the footprint of allowed retail uses and a minimum requirement for open space. With over ¼ mile of Greenway frontage, the OMSI property is also located in the Greenway Overlay zone. Upon the effective date of the CC 2035 code changes in May of 2018, the Greenway area will be defined as 50 feet measured landward from the Top of Bank. The Greenway regulations for the property are located at PCC 33.440. Upon adoption of the Central City code amendments, the OMSI property will be permitted a base floor area ratio (“FAR”) of 2:1 and floor area bonus potential of an additional 3:1

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FAR for areas that qualify for the Riverfront Open Space Bonus or the Affordable Housing FAR bonus. Under only the base FAR of 2:1, the OMSI property contains approximately 1.4 million square feet of development potential. The maximum base height is proposed at 100 feet and the property is eligible to achieve bonus height up to 250 feet. To this end, OMSI, with the assistance of the Snohetta team, prepared a master plan to envision development opportunities on the Site and to comply with City of Portland CCMP requirements. From this process, a vision emerged for the development of the Site that seeks to promote the OMSI Site into a dense, walkable, mixed-use and vibrant 24-hour community where people from throughout the region come to visit OMSI, shop, dine, work, play, learn and live. The Site has the required elements to create a unique and authentic environment for these uses. At the time of the issuance of this RFQ, OMSI held two briefings before the Design Commission on the proposed OMSI CCMP to obtain some initial feedback on the proposed elements of the CCMP. Proposals submitted should strive for maximum density in accordance with the OMSI CCMP parameters and include market driven uses such as office, commercial, hotel, retail, entertainment and residential uses balanced throughout the property to complement the existing OMSI Museum functions and to assure maximum land values. Proposals should also address how changing market forces, retail shifts, and advancements in transportation technology are likely to impact the OMSI redevelopment and identify strategies to future-proof the Site design and position the redevelopment for long-term success.

D. Infrastructure

Attachment A provides a conceptual illustration of the major infrastructure priorities for the Site. Among these priorities is the relocation of the current Water Avenue right of way to a location along the eastern edge of the Site and the conversion of a portion of the old Water Avenue alignment to a private internal street. The relocation of Water Avenue has been supported by the City; the City has included the new alignment on the City’s Transportation System Plan and to our knowledge the new Water Avenue right of way is eligible for transportation system development charge revenue or credits or both. Because the Site is also located in the CEURD, to the extent there is any tax increment funding available, the relocation may be eligible to receive tax increment financing. Similarly, the development or improvement of the Willamette Greenway trail area of the Site may be eligible for Parks system development charge funding, credits or a combination of both funding and credits. This description of the infrastructure needs is not complete or exhaustive. OMSI expects Respondents to evaluate the potential infrastructure needs on the Site and include in each response initial strategies for the feasible and phased delivery of needed infrastructure for the Site.

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E. Role of Respondents

The role of the selected developer will include two phases: (1) an initial advisory role in the further development review and approval of the proposed CCMP (Planning Phase); and subsequently (2) lead responsibility for implementing a mixed-use concept that is consistent with the then approved OMSI master plan, obtaining financing, securing land use approvals, coordinating, designing, financing and implementing on-site public and private improvements, and constructing horizontal and vertical improvements pursuant to the OMSI CCMP (Execution Phase). The Planning Phase including approval of a Type III Central City Master plan is expected to take 12 months. The Developer will not be reimbursed for costs incurred by the Developer during this CCMP Planning Phase. In the Planning Phase, the Developer is expected to advise OMSI on the financial feasibility of the CCMP including the delivery of needed infrastructure as well as the quality and feasibility of the urban design and site planning for the OMSI Site. This advice will be considered and incorporated where appropriate in the CCMP application for City review and approval. OMSI will be the lead applicant in the CCMP approval process and will be solely responsible for preparing, funding and delivering any additional application materials to the City that are requested or needed by the City to secure approval of the CCMP. During the Planning Phase, OMSI and the Developer will negotiate and enter a Memorandum of Understanding (“MOU”) for the Execution Phase, discussed further below. The MOU will outline the exclusive rights of the Developer to control and develop parcels within the Site under the approved CCMP as well as the obligations of both parties to cooperate in good faith throughout the Execution Phase. The Execution Phase will include development of the Site by the Developer including the delivery of the horizontal and vertical infrastructure required to build out the master plan. Developer may partner with other parties to develop individual parcels within the Site according to the terms of the ground lease executed between OMSI and the Developer. The timetable and scope of the Execution Phase will be guided by the ground lease negotiated and executed diligently following the end of the Planning Phase.

4. TRANSACTIONAL STRUCTURE OMSI will retain fee ownership of the land and therefore OMSI desires to structure transactions for the redevelopment of the OMSI property in the form of ground leases that will provide a predictable and consistent revenue stream to support OMSI’s mission. Following the CCMP approval, the Developer will have exclusive rights to negotiate for the redevelopment of the OMSI property, including the right to pursue master development of the redevelopment parcels or pursue a single development parcel that OMSI and the Developer mutually agree will strategically catalyze the remainder of the development under the CCMP. Developer and OMSI will enter into a non-binding Memorandum of Understanding (MOU) in mid-year 2018 that outlines in general terms the conditions, restrictions, commitments and contingencies by the parties in the Planning Phase and prior to negotiation of a ground lease for the Execution Phase. Negotiations for the ground lease are anticipated no later than the first quarter of 2019. The transactions for development of the OMSI property may be phased over many years and Developer may offer recommendations on how to phase or structure the transaction in response to the Submittal Requirements.

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5. SUBMISSION REQUIREMENTS Responses to the Request for Qualifications should be organized by a Table of Contents and follow the sequence below.

A. Authorizing Letter: A letter signed by an authorized agent of the Developer declaring that the Response is valid for 60 days and that Developer will, if selected, negotiate in good faith with OMSI according to the terms of the RFQ. Please also include contact information in the Authorizing Letter.

B. In a maximum of three pages, provide an executive summary of the team’s expertise,

financial capabilities, relevant experience, and understanding of the planning context for the OMSI redevelopment. The executive summary should demonstrate why the team should be selected based on the collection of experience, abilities and expertise.

C. The Team.

a. Roles and responsibilities with respect to the planning and development process

for each member of the team including relationships between team members. Identify the proposed Project Manager and Lead Developer, if a partnership.

b. Qualifications of project staff, description of their roles on this project, and relevant experience from past projects including:

i. Master development expertise ii. Infrastructure partnerships iii. Community engagement, not-for-profit partnerships. iv. Sustainable urban design, future-proofing, and high-performance building

design. v. Funding strategies.

c. The anticipated investment of personnel hours and financial resources

associated with the Planning Phase.

D. Past Performance: Respondent’s qualifications should demonstrate expertise and proven experience in delivering mixed-use (residential, office, retail and institutional) development. Provide narrative and illustrative materials on no more than three (3) relevant projects of comparable scope, site or complexity, with specific emphasis on projects of similar scale and vision. Past Performance examples shall include at a minimum:

a. Name / address / location of project

b. Development team members including lead developer, project architect, general

contractor, lender(s) and equity provider(s); and role of current Development Entity principals in the transaction.

c. Development scope

i. Land area (square feet) ii. Square footage of buildings (broken down by product type)

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iii. Parking spaces and orientation (above grade structured, surface, below grade)

iv. Construction type (high-rise, mid-rise, low-rise) v. Site plan, photographs, and project renderings indicating architectural

quality and urban design characteristics.

d. Dates of the transaction milestones

i. Property acquisition ii. Start of construction iii. Completion of construction phases / opening

e. Development financing

i. Total project development costs (excluding land costs) ii. Financing structure (debt, equity, public funding)

f. Project outcomes:

i. Statement of how the project compares to the vision for the OMSI Master Plan (e.g. multi-modal, mix of uses, open space planning, sustainable urban design strategies, energy performance of buildings, industry recognition, awards, or certifications received).

ii. Level of community engagement and community benefits. iii. One (1) reference from each Project including e-mail and phone number.

References should include equity or debt partners, non-profit partners, and public-sector partners, among others.

iv. Schedule and project delivery success.

E. Financial Information

a. Financial Capability: given the scope and length of the Project, OMSI must have a sound understanding of the team’s capacity to undertake and successfully complete the project.

i. Statement of Financial Capability (Attachment C), including one completed form for each developer if a partnership.

b. Partnership: General description of a recommended ground lease structure.

F. Statement on OMSI Vision

Provide any comments on the Master Plan contained in Appendix A that the Respondent believes are significant or critical deviations from the Master Plan and how those deviations conform to the overall vision for the Site. If the Respondent offers comments under this section, provide a schedule for how those changes could be incorporated into the Master Plan for City review and approval.

6. EVALUATION CRITERIA

OMSI will review all complete responses submitted by the deadline. OMSI reserves the right to reject incomplete or late submittals.

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Respondents must have demonstrated successful experience meeting or exceeding the following criteria, determined at the sole discretion of OMSI and the Evaluation Committee. Although each criterion is relevant and significant to the evaluation process, the Primary Criteria will be given greater weight in the selection of the Respondent. Primary Criteria:

1. Ability to deliver a plan and a distinctive, sustainable development that implements OMSI’s vision and objectives, described above.

2. Financial capacity of development team implementing projects similar in planning,

development scope, and type to the proposed project.

3. Demonstrated ability to advance multiple project objectives including the integration of a significant existing institution or user in a larger redevelopment scope and design.

4. Development experience with large-scale, mixed-use developments that meet

neighborhood needs and have distinctive character in terms of use, materials, urban design, architectural design and scale.

5. Demonstrated experience in creating community-oriented destinations that promote

social equity and extend community benefits.

6. Demonstrated capacity to address changing market conditions and leverage technological innovations, specifically strategies for adaptation to emerging transportation technologies and e-commerce.

7. Experience in planning, financing and delivering private and public infrastructure.

General Criteria:

8. Development and maintenance of large, mixed-use campus development.

9. Experience with not-for-profit projects and public-private partnerships.

10. Green building, green infrastructure, and sustainable developments in past projects through passive energy strategies and innovative technology.

11. Delivering developments with multi-modal transportation options including bike and

pedestrian access in an active multi-modal transportation hub. 12. Developing, programming and leasing projects to uses that will complement and grow

OMSI’s innovative work in science, technology and education. 13. Involvement of certified minority-owned, woman-owned, and local firms in planning,

designing, construction and ongoing operations.

14. Incorporating green space and natural environment in development projects.

15. Designing, developing and programming high-quality projects with long-term success.

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7. SELECTION PROCESS AND DEADLINES The RFQ selection process is designed to identify the team with the greatest capacity, experience, interest, and vision to execute the Project. Statements of Qualifications meeting or exceeding the criteria will be evaluated by representatives of OMSI and its advisors (Evaluation Committee). The Evaluation Committee will short-list Respondents to provide presentations to OMSI and its advisors. Additional information and instructions for the presentations will be provided to the short-listed Respondents. The Evaluation Committee will recommend a preferred development team to the OMSI Board of Directors for final consideration and approval. Evaluation will be based on the Statements of Qualifications, information provided in the presentations, and any other relevant information that OMSI obtains during the response process. A preliminary overall schedule for the project, including the selection of a Developer and the Planning Phase is summarized below. The assumptions are subject to change based on project requirements.

Activity Timeline

Developer Solicitation

Issue RFQ January 16, 2018

Informational Pre-proposal Meeting January 30, 2018

Deadline for questions regarding RFQ February 14, 2018

Proposals Due February 28, 2018

Presentation by Short-listed Respondents Week of April 2, 2018

Approval of Developer by OMSI April 13, 2018

Execute Memorandum of Understanding for Planning Phase

Summer 2018

Planning Phase May 2018 to January 2019 (est.)

Anticipated approval of CCMP January 2019

Negotiate ground lease First Quarter 2019

8. TERMS This RFQ does not obligate OMSI to enter a relationship with any entity that responds to this RFQ, nor does it limit or restrict OMSI’s right to enter a relationship with an entity that does not respond to this RFQ. OMSI may also cancel this RFQ at any time for any reason. OMSI and its advisory team have the right to determine RFQ responsiveness for each submission and may reject any RFQ deemed incomplete or non-responsive. 9. APPENDIX All attachments can be downloaded from the Project Website, https://omsi.edu/property/rfq .