HomeMy WebLinkAboutItem 01 Glenwood Riverfront RFQ Process and ApprovalAGENDA ITEM SUMMARY Meeting Date: 8/16/2021
Meeting Type: Regular Meeting
Department: CMO — Economic Dev
Staff Contact: Courtney Griesel
SPRINGFIELD ECONOMIC Staff Phone No: 541-726-3700
DEVELOPMENT AGENCY Estimated Time: 60 Minutes
ITEM TITLE: GLENWOOD RIVERFRONT REQUEST FOR QUALIFICATIONS (RFQ)
PROCESS AND APPROVAL
ACTION
Approve/Not approve release of the drafted RFQ document and selection steps,
REQUESTED:
including approval of the technical review and recommending committee structure.
ISSUE
The Springfield Economic Development Agency (SEDA) Board has determined to
STATEMENT:
issue a formal Request for Qualifications (RFQ) to identify and select a
development partner for the SEDA owned 9 -acre Glenwood riverfront site. Based
on input and direction provided by the Board in June, an RFQ document, timeline
and technical review and recommending committee structure have been drafted and
will be discussed for Board approval. The RFQ is currently scheduled for release on
August 30tH
ATTACHMENTS:
Attachment 1 — RFQ Board Briefing Memorandum
Attachment 2 — Draft Request for Qualifications Document
DISCUSSION/
The SEDA Board has determined to issue a formal Request for Qualifications
FINANCIAL
(RFQ) to solicit and select a qualified developer. The Board has indicated a desire
IMPACT:
to make this selection prior to the end of calendar year 2021, requiring quick and
efficient sequencing of engagement and advertising, responding, technical review,
and selection.
Key dates and sequencing are outlined in Attachment 1, and reflect:
• August 30 - RFQ Release
• October 151— RFQ Submissions Due
• November - Technical Review and Recommending Committee Interviews
December - SEDA Board Review and Selection
The Technical Review and Recommending Committee structure has also been
outlined in Attachment 1 for Board discussion and approval. The committee
structure engages subject matter experts and representatives in key categories to
assist in providing balanced and professional input.
The RFQ draft document is included (Attachment 2) for Board discussion and
approval. The document requests qualification information which emphasizes the
submission of information to determine the bidding developer's:
- Experience as a Master Developer and References
- Financial Capacity
- Design and Development Philosophy of Team
- Response and Experience in Approaching Development Constraints and
Complexities
- Past Business Practices and Current Business Policies
Staff will provide an overview of the key RFQ dates, the Technical Review and
Recommending Committee structure, and the RFQ document for Board discussion.
The Board is requested at this meeting to approve the release of the drafted RFQ
document and selection steps.
MEMORANDUM Springfield Economic Development Agency
Date: 8/16/2021
To: Nancy Newton, City Manager BOARD
Niel Laudati, Assistant City Manager
From: Courtney Griesel, Economic Development Mgr BRIEFING
Subject: GLENWOOD RIVERFRONT REQUEST MEMORANDUM
FOR QUALIFICATIONS (RFQ) PROCESS
AND APPROVAL
ISSUE:
The Springfield Economic Development Agency (SEDA) Board has determined to issue a formal
Request for Qualifications (RFQ) to identify and select a development partner for the SEDA owned 9 -
acre Glenwood riverfront site. Based on input and direction provided by the Board in June, an RFQ
document, timeline and technical review and recommending committee structure have been drafted
and will be discussed for Board approval. The RFQ is currently scheduled for release on August 30tH
BACKGROUND:
The drafted Request for Qualifications (RFQ) document is framed to meet the SEDA Board goal of
making a development partner selection prior to the end of calendar year 2021. This memo provides
information in addition to the details outlined within the draft RFQ document, including:
• Key Dates and Sequence of the RFQ Process
• Role and Subject Matter Experts of the Technical Review and Recommending Committee
KEY DRAFT DATES AND SEQUENCE OF THE RFQ
Au ust
- August 16th: SEDA Board Review/Approval of RFQ Document
- August 30th: RFQ Release
September
- RFQ Advertising Period
October
- October 15th: RFQ Submissions Due
- October 25th — 29th: Technical Review and Recommending Committee Scoring and
Background/Reference Checks
Novemher
November 1St - 5h: Technical Review and Recommending Committee Scoring and
Background/Reference Checks
November 15th — 19th: Technical Review and Recommending Committee Developer
Interviews
December
December 6th: SEDA Board Hears Technical Committee Recommendation and May Select or
Direct for Subsequent Interview(s)
December 20th: SEDA Board May Interview and Continue Discussion to Make Selection
Attachment 1, Page 1 of 2
MEMBERS AND ROLE OF THE TECHNICAL REVIEW AND
RECOMMENDING COMMITTEE
In order to meet the Board's goal of selecting a qualified developer prior to the end of calendar year
2021, the Request for Qualification process outlined above and incorporated into the draft RFQ
document relies heavily on technical review, interviews and recommendations of a top developer by
the Technical Review and Recommending Committee for Board interview.
Additional interviews of multiple candidates by the Board might occur by either recommendation of
the Committee or at the Board's direction. Should additional interviews by the Board be desired,
formal Board selection may shift into January or February 2022 months to accommodate the
additional meetings and deliberation.
Members of the Technical Review and Recommending Committee
A Technical Review and Recommending Committee is intended to provide a mix of professional and
technical experts to vet and score submissions received. The Technical Review and Recommending
Committee for the Glenwood Riverfront RFQ process is outlined to include 13 subject matter experts
and representatives of the below areas and organizations. These representatives are outlined based on
the May and June Board meetings and outlined categories for inclusion. The Board is requested to
approve this proposed Committee outline. Following Board approval of the outline, organizations
listed will be asked to identify specific staff to serve on the Committee.
Number
of
Positions
Category
2
Economic Development Organizations/Municipal Peers with Experience in
Development Process
2
Non -Bidding Developers
1
Homes for Good Staff Representative
1
SEDA Board Chair
1
Community Input - Planning Commission Member
1
Community Input — Community Development Advisory Committee Member
3
Advisors; Development, Finance, Legal
2
City Staff; Economic Development, Finance
Role of the Evaluation and Recommending Committee
As discussed in the June SEDA Board meetings, the Technical Review and Recommending
Committee to the RFQ process is tasked with thoroughly vetting applicants within the RFQ criteria,
making a final recommendation to the Board. While it is standard for a review and recommending
committee to make the final recommendation of the single top development entity for selection or
interview, and the above timeline utilizes this strategy, a governing body may determine to interview
additional teams. City Attorney's Office will participate in review and vetting but will not score
submissions.
RECOMMENDED ACTION:
Approve/Not approve release of the drafted RFQ document and selection steps, including approval of
the technical review and recommending committee structure.
Attachment 1, Page 2 of 2
REQUEST AOR QUALIFICATIONS FOR D
GLENWOO RIVERFRONT
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EXECUTIVE SUMMARY
The City of Springfield Oregon's urban
renewal agency, Springfield Economic
Development Agency (SEDA), seeks a
well-qualified developer to implement the
community vision for the SEDA owned
Glenwood Riverfront land. This vision
for the 9 acres is outlined within the
Glenwood Refinement Plan and includes
the development of a vibrant riverfront
neighborhood that promotes density and
a mix of housing, a focus on access to the
riverfront and open spaces, and incorporation
of hospitality and commercial opportunities
Qualifications are due by 3:00 p.m.
PST on Friday October 15th.
Please direct all questions to the City
of Springfield Economic Development
Manager, Courtney Griesel at
cg riesel(aspri ngfield -or.gov
or (541) 736-7132
it
INTRODUCTION
Assembled by SEDA in 2019-2021, the
Glenwood Riverfront Redevelopment Area,
located along the Willamette River in the
City of Springfield, is an opportunity area
boasting nearly 9 acres planned for mixed use
multi -family residential, open space, office,
retail and hospitality uses. The undeveloped
site along the newly reconstructed Franklin
Boulevard fronts the Willamette River and is
within walking distance of Downtown. It is
a four -minute drive or rapid transit ride to
the University of Oregon Campus, also on
Franklin Boulevard.
Keenly aware of this rare opportunity,
the Springfield community invested in
the visioning of Glenwood's potential by
acquiring and consolidating properties and
crafting policies that enable the development
of a place celebrating riverfront access within
an urban context. This vision is articulated in
the award-winning iwood Refinement It
Pl
it"—
The City and SEDA have invested in projects
to prepare the site, including:
• Assembly of 9 Acres of Riverfront Land
• Franklin Blvd Frontage Reconstruction
• Public Infrastructure Planning
• Willamette River Flood Plain Mapping and
Setback Delineation
• Glenwood Refinement Planning
• Property Assembly and Adjacent Property
Owner Relationship Building
• Completion of a 2021 Market Study
[LINKi
• Level one and two environmental
assessments
Attachment 2, Page 3 of 18
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WELCOI
TO SPRI
_ -- OUR COMMUNITY
The ninth largest city in the state of Oregon, and part of the third largest metropolitan area, the
' City of Springfield is home to a vibrant community of over 62,000 people. As part of the greater
- Springfield -Eugene metro area, the population climbs to 269,000 community members.
The Springfield o ulation contributes to vibrant and active schools, neighborhoods and parks
and serves as a skilled and committed workforce to nationally and internationally significant
and thriving industries including wood products manufacturing, specialty food and beverage
manufacturing, and technology development and customer service. Springfield is also home to
the two largest regional healthcare campuses.
� T �
-� a J
� T
269,000 U/
Metro Population Median Age Average Hold Bachelor's
Household Size Degree or Higher
2 HOURS
TO PDX
conA ci+o
Median Annual
Household Income
SPRINGFII
21 Minutes
Average Work
Commute
Attachment 2, Page 4 of 18
O
Higher Education
Campuses
nUR MARKET
The City of Springfield understands that
demographic and economic trends can
be both drivers and barriers to realizing
redevelopment opportunity and potential.
For this reason, an urban renewal district
has been established (2005) and recent
economic data was gathered (July 2021) to
support efforts to plan for and realize initial
redevelopment and grow a healthy market to
support future phases of redevelopment.
• Multi -Family Vacancy 1.9%, down from
3.3% in 2019
• Antic pated lease rates for Glenwood
riverfront new multi -family — $2.47 to
$2.64 psf
• 47% rental households
• 7.8% residential rent growth annually
• 4.3% 2020-2021 office vacancy
• $20.38 nnn office lease rate
• 35% population earning between $50k
and $100k
• Add ownership market rates/stats
To Learn More, visit the City of Springfield
Economic Development Website.
AUR TOOLS
The City of Springfield and Springfield
Economic Development Agency have an
array of resources and tools which may
be available to the selected developer for
assisting in the redevelopment of the site. The
riverfront site is within:
• The Glenwood Urban Renewal Area — Tax
Increment Financing
• The Urban Renewal Area Systems
Development Charge Payment Program
• An Opportunity Zone
• The Springfield Community Enterprise
Zone and E -Commerce Zone Programs
A well-qualified developer will have
demonstrable experience in mixed-use,
mixed income development, master planning
and implementation, both horizontal and
vertical development, and use of alternative
financing resources. A qualified developer
will also have existing business practices and
policies in place reflecting their design and
development philosophy, including priorities,
for example, related to diversity, equity and
inclusion, and local sourcing, among others.
THE RIVERFRON
The Glenwood neighborhood of Springfield is located on the western edge of the community,
with views across the river to Downtown Springfield, and directly adjacent to the City of Eugene
and University of Oregon main campus.
Following is an overview of the SEDA owned site for which a qualified developer is sought-
• Policies and vision outlined in the Glenwood Refinement Plan
- Commercial Mixed -Use and Residential I Mixed -Use Refinement Plan Zoning
• 8 assembled tax lots totaling 9 acres
• One mile drive to the University of Oregon
• Walkable to Downtown Springfield
• Nine minutes to Downtown Eugene
• 10 Minutes to Second Largest Airport in State
• Bikeable and Walkable Community and Systems
• Served by Lane Transit District's Rapid Transit Line
• Adjacent to two large privately owned parcels, held by owners excited to collaborate with
selected developer
This RFQ seeks a qualified developer for the SEDA owned site directly north of, and abutting,
Franklin Boulevard and extending to the Willamette River. The existing property is bound generally
on the west by North Brooklyn Street and on the east by the adjacent Too Blue LLC owned 7.5
acres, which extend to the Main Street bridges.
The SEDA site includes approximately 450 feet of direct river frontage and is visible from both
Downtown and limited areas of Interstate 5. This river frontage offers a rare amenity to a
development site and as such, is addressed through design code and policy within the Glenwood
Refinement Plan documents.
. . 4.
D jELOPMENT
(,OPORT NITY
SITE AREA DETAILS
2,"Page 5 of 18
PROPERTY DETAILS
Size: 9 acres - approximately 8.5 acres of
which is outside the riparian setback and
flood -way areas.
All areas are within the 500 -year flood plain
and approximately 0.85 acres are within
the 100 -year flood plain and would require
flood -plain permits for construction of
improvements. In total, more than 7.8 acres
of the site are outside the flood -way, riparian
areas, and 100 -year flood -plain. 100 Year
Flood Plain)
Current Use: Mix of vacant and existing SEDA
tenants. The Urban Renewal Plan specifies
relocation assistance as an allowed and
anticipated urban renewal activity.
75' Riparian
Improvements: Interior site urban Setback Lin(
improvements are yet to be constructed.
Franklin Boulevard site frontage is
constructed and sets the street entrance to
the site. (Insert image of this area)
Ownership: The Springfield Economic
Development Agency, fee simple
Zoning: Glenwood Commercial Mixed -Use &
Glenwood Residential Mixed -Use
Access: Primary access to the site is from
the south and off the 2018 reconstructed
Franklin Boulevard. This access will serve the
future development of the east adjacent Too
Blue owned property and will be required
to include designs to accommodate future
through connections to west adjacent
properties. This street network is outlined in R
the Springfield Transportation Systems Plan. \'
ITIES
Utility infrastructure internal to the site is yet to be constructed but infrastructure systems serving
the site have been planned for and/or constructed to serve the Glenwood Refinement Plan
defined vision and uses. A qualified developer will have experience navigating refinement and
planning documents and municipal standards in order to design necessary public infrastructure
to serve the site. Developers envisioning concepts which vary significantly from current
Refinement Plan infrastructure, street networks, services, and other policies and plans should
expect increased development timelines and costs to allow for modifications -1
Transportation: The SEDA owned site includes requirements which prioritize connectivity and
public access not only to and through the site, but also to the river. need an updated map] The
site will take direct access of Franklin Blvd, a significant regional corridor connecting Eugene
and Springfield Downtowns, passing in front of the University of Oregon main campus, Matthew
Knight Arena, and the entry to the new Hayward Field. Franklin Blvd also offers a direct on ramp
to the Interstate 5 at the south end of Glenwood as well as a second connection via Glenwood
Blvd. Average daily pass by trips along this corridor and specifically in front of the SEDA site are
estimated at 16,000 vehicles and growing.
Stormwater: The Glenwood Refinement Plan outlines a stormwater strategy and set of
requirements that limits piped stormwater, in stead requiring on-site stormwater management.
The site is underlain by gravel soils with high infiltration rates and development will be
encouraged to utilize Low Impact Development Approaches for management. New development
on the riverfront site will be required to capture and retain on-site the first 1 inch of rainfall in a
24-hour period using on-site systems. Where available, a publicly owned conveyance channel
may have additional capacity and be utilized for excess flows during large storm events. These
facilities are planned for design and construction jointly with a development partner.
Based on recent analysis, three new stormwater outfalls to the Willamette River will be required
to serve the north riverfront development area. Interested developers should anticipate the
standard timeline and costs for securing these permits and engaging required regulatory agencies
(DSL/DEQ/USACE/ODFW). Developers envisioning concepts, infrastructure and street networks
and services, and other policies and plans that vary significantly from the existing Refinement Plan
should expect increased development process, cost and timelines.
Sewer: Sewer services are provided by the MetroWaster Management Commission and a
trunk line is located immediately adjacent to the site in Franklin Boulevard.
Water & Electric: Water and electric services are provided by the Springfield Utility Board.
Natural Gas: Natural gas services are provided by Northwest Natural.
Is
PHYSIC! ATTRIBU�
Topography: The riverfront site includes natural slopes towards the river
While this slope is likely to require some grading internal to the site, it
will also support the requirement for stormwater outfalls to the river.
Wetlands and Setback Areas: While there are no known wetlands
interior to the site, the banks along the Willamette River are inventoried
as part of the National Wetland inventory and are considered significant
wetlands. To accommodate the protection of this important area, a
75 -foot riparian setback from the top of bank has been established,
encompassing the 25 -foot setback from the delineated wetland.
This area serves to provide protection to the vegetated habitat along
the river, meeting the community set vision outlined in the Refinement
Plan and the local, state and federal regulations.
Additionally, Statewide Planning Goal 15 requires a Greenway Boundary
of 150 feet measured from the ordinary low water line. Development
may occur within this zone as a discretionary use, but not within the 75'
setback area.
75' RIPARIAN SETBACK — — —
STORMWATER f 1d
PIPE IN BANK
Tin
CUT PIPE TO
MATCH SLOPE
OF BANK
DEVELOPMENT ZONE I TRANSITION ZONE I UPPER SHORE
0'- 20' 25'- 45'
TRANSITION POINT I
ZONE OF
PERSISTENT WOODY
VEGETATION AND _
STORMWATER
MANAGEMENT ZONE
30'- 50'
RESTORATION ZONES
Floodplains: Approximately 1.2 acres of the site immediately adjacent
to the river are within the floodway or 100 -year flood plain. This
acreage is also primarily within the 75' riparian setback areas.
Environmental and Historical Assessments: Environmental
assessments have been completed on all SEDA owned property and
any found contaminants or recommended mitigation actions at the
time were completed. Updated ESAs are anticipated as a requirement
of SEDA. Additionally, Historical assessments of sites throughout
Glenwood were performed as part of the Glenwood Refinement Plan
drafting and adoption process. One structure on the SEDA owned site
was identified as a historic resource for documenting prior to removal.
The Urban Renewal Plan specifies relocation assistance as an allowed
and anticipated urban renewal activity.
REMOVE URBANIZED OR DEGRADED
MATERIAL WITHIN RIPARIAN AREA
ESTABLISH TOP OF BANK BY SURVEY
PRIOR TO RESTORATION TO FIX 75'
SETBACK LINE
■ NATIVE BOULDERS AS
ENERGY DISSIPATORS
VEGETATED RIVER ROCK MATERIAL
EMERGENT WETLAND
LEVEL OF PERSISTENT WOODY
VEGETATION
_ -ORDINARY HIGH WATER LINE
BELOW PLANTING
POSSIBLE EXAMPLE OF A RESTORATION PLAN FOR RIPARIAN
SETBACK PLANTING AND WATER QUALITY ZONE
NOT TO SCALE: SHOWN FOR ILLUSTRATION ONLY. EXAGGERATED VERTICAL SCALE
Attachment 2, Page 7 of 18SEDA, Springfield Oregon
100 Year
Flood Plain Area
75' Riparian
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ADJAC7NT PROPERTY OWNER VISION b PLANS
A) Too Blue LLC & the Eugene Emeralds
Acres: 7.69 Zoning: Glenwood Commercial Mixed -Use
Too Blue LLC owns approximately 7.7 acres of Glenwood
Commercial Mixed -Use land directly to the east of the SEDA site.
With experience developing sites in the Eugene -Springfield area as
well as the Portland, OR and Arizona markets, Too Blue and their
affiliates are interested in is looking for complimentary development
and future opportunities for partnership.
Currently, their site is under consideration by the Eugene Emeralds
Long Season High A Minor Baseball League, and affiliate of the San
Francisco Giants. The Eugene "Ems" have been a Eugene -Springfield
staple for 70 years and are now looking for their next new stadium
location. A new Emeralds year-round stadium would draw annually
over 250,000 baseball fans, 86,000 concert goers, and expand
opportunities for high school and youth baseball tournaments,
graduation ceremonies, and community events. The stadium is
currently projected to be active no less then 125 days a year, bringing
vibrant activity and an economic draw to the waterfront site.
To find out more about the Eugene Emeralds and the new stadium
project, visit ..ave Our Ems I Emeralds (milb.com)
B) Homes for Good Housing Agency
Acres: 1.27 Zoning: Glenwood Residential Mixed -Use
Operating as the housing authority of Lane County, Homes for Good
(HFG) will be a key partner to any selected developer for the SEDA
owned site. As the owner of adjacent 1.27 acres, development on
the SEDA site will share public access and backbone infrastructure
connections with the HFG site. Current concepts for constructing
on the HFG site are not yet developed, broadening the opportunities
and ways in which partnerships between, and across, the two sites
might exist.
Homes for Good operates under a seven -member Board of
Commissioners, including five Lane County Commissioners and two
community members. The organization is led by Executive Director
Jacob Fox. For more information about HFG, visit their website at ow
Income Housing I Lane County I Homes 1 Housing Agency
C) Roth and Roth LLC
Acres: 8.14 Zoning: Glenwood Residential Mixed -Use
With over 8 acres of assembled Glenwood Residential Mixed -
Use, the Roth and Roth site offers both riverfron and Franklin Blvd
adjacent development opportunities. Owners and operators of
a current and thriving riverfront restaurant on the site, the Roth
brothers are eager and interested in future partnership with the
selected and qualified developer. Their site offers opportunities for
development directly overlooking the riverbank and anticipated
connectivity through the SEDA site and from Franklin Blvd.
100 Year
Flood Plain Area
Attachment 2, Page 8 of 18
75' Riparian
Setback Line
THE GLENWOOD REFINEMENT PLAN
AND PRIORITY THEMFC
In 2008, the Springfield City Council initiated a phased project to update the Glenwood Refinement Play to support
and facilitate the redevelopment of Glenwood into an attractive place to live, work and visit. Following an extensive
citizen involvement process, the City Council and Lane County Board of Commissioners approved a package of land use
amendments for Phase I in 2012.
The amendments were ultimately acknowledged by the Oregon Department of Land Conservation and Development in 2014. F
The American Planning Association gave the Phase I Glenwood Refinement Plan a 2015 National Planning Excellence Award
for Economic Planning and Development.
The Springfield Economic Development Agency site's redevelopment is guided by this community developed vision. Details of
the Glenwood Refinement Plan can be found on the City of Springfield website.
The community vision for the space prioritizes among other amenities, a mix of commercial, employment and residential uses
within a dense environment. Policies outline requirements for accessible pedestrian, bike, and vehicular connections to and
through the site, and public access to the riverfront and required future open spaces.
A qualified developer will demonstrate
past experience completing master
plans and development which
incorporates a similar mix of features
and priorities to those articulated
in the Refinement PI n. Of specific
I mportance to the S DA Agency Board
is demonstration f penence in the
planning, fun i g an construction of
mixed -income, ixed-use and multi-
family housing. Additional priorities
of interest identified by the Board
include experience in developing large
outdoor features and community
open spaces and/or hospitality and
event spaces.
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achment 2, Page 9 of 18
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SUBMISSION
REQUIREMENTS, REVIEW,
ANr C-5:1 ' 'TION
The Springfield Economic Development Agency (SEDA) is seeking an experienced developer
for the SEDA owned Glenwood north riverfront property. This means demonstrable master
development experience in not only planning, financing and construction of high design quality,
but experience and attentiveness to emerging markets, community process and engagement,
with established and verifiable business practice policies that prioritize diversity, equity, inclusion,
and local sourcing, and values of sustainable design. Additionally, a qualified developer will be
able to demonstrate financial capacity and experience utilizing alternative financing tools. All
team members will be required to complete financial disclosure forms (link to form here) as part
of this submission.
SUBMISSION REQUIREMENTS
The following information is required for response to this RFQ. Please note that this RFQ is not
requesting proposals that offer detailed suggested uses and proposal images specific to the SEDA
owned site. Proposals that provide these in response to this RFQ will not be accepted.
1. Development Principal Statement 0
As the submitting and principal master developer in charge, briefly describe (one page)
why your team is a good fit for the Glenwood Riverfront Site and the broader Springfield
community.
2. Development Team Information
a. Identification of members of the development team
b. Location of development principal offices
c. Form of the development entity (corporation, partnership, LLC, etc.)
d. Years the lead firm has been in business under its current name. Include each individual
partner should they have an additional firm under the partnership and how long they have
been in business under their current name
e. Other names under which the firm(s) have operated
f. Primary contact information including name, mailing and email addresses, and phone
numbers of each team member
g. A statement of willingness to negotiate a strategic relationship with the Springfield
Economic Development Association
3. Approach
a. Description of interest in the SEDA owned site, summarizing major points contained in the
submission materials
b. Description of design and development philosophy of the team
4. Resumes & Roles
Resumes of firm principals and officers and consultant principals to be involved and their roles
on the proposing development team.
5. Firm Profiles
Firm profiles for the purchaser, developer, and planning/design team.
6. General Recent Team Experience
Describe the project team/entity's relevant and recent (within the last 5 years) project
experience and success with projects similar to, or larger than, the SEDA riverfront area vision
and scale. Examples (no more than 5) should include and distinguish between horizontal
land development and vertical development experience and should include public/private
partnership experience. For examples to be counted, references with contact information must
be provided for examples given. All provided references should be made aware by the team
that they have been listed and should be notified by the team to expect a reference follow-up
by SEDA staff around the week of November 1st.
7. Master Development Experience
Provide examples (no more than 5) and addresses of constructed projects for which the
proposing entity was the responsible developer, within the last five years, in categories of
public -private -partnership negotiations and development. Indicate the role of the master
developer entity in that project. For examples to be counted, references with contact
information must be provided for examples given. All provided references should be made
aware by the team that they have been listed and should be notified by the team to expect a
reference follow-up by SEDA staff around the week of November 1st.
8. Non -Traditional Financing Experience
Provide examples and addresses of constructed projects by the entity or members of the entity,
within the last five years, utilizing non-traditional funding (e.g., tax increment, New Markets) in
addition to projects utilizing traditional funding. Indicate the role of the entity in that project. For
examples to be counted, references with contact information must be provided for examples
given. All provided references should be made aware by the team that they have been listed
and should be notified by the team to expect a reference follow-up by SEDA staff around the
week of November 1st.
9. Constraints and Opportunities
Provide initial feedback on perceived constraints and opportunities on the SEDA site. Include
references of past projects developed by the team for which similar opportunities and/or
constraints were addressed.
Attachment 2, Page 10 of 18
J
1
SUBMISSION REQUIREMENTS - CONTINUED
10. Experience with Resolving Development Challenges
Provide an example of how your firm worked with its public partner, and or the community,
to resolve an unexpected problem that arose as you engaged in the development planning or
implementation.
11. Financial Capacity and Disclosure Form
Proposing development entities and all included partners are required to complete and submit
the linked financial disclosure form. Financial information that is provided utilizing this form will
be maintained as confidential and should be marked as 'CONFIDENTIAL' on each page and
submitted by the RFQ due date.[Insert a public records and security sentence regarding liability
only once received.]
12. Business Practices and Policies
Outline existing business practices and policies of the team which reflect a genuine emphasis
and priority on equity, diversity, inclusion, local sourcing, and sustainable design. Include
examples of how these policies and practices have been put into implementation in past
projects.
13. Engagement and Community Outreach
Provide examples of completed projects which included substantial community outreach and
partnership with adjacent property owners. All provided references should be made aware by
the team that they have been listed and should be notified by the team to expect a reference
follow-up by SEDA staff around the week of November 1st.
Please submit responses to this RFQ digitally, including name, title, organization, telephone and
email address. Submissions must be received no later than 3:00 PM PST on October 15th.
Digital submissions can be made utilizing a file transfer application of the developer's choice. All
submissions must be made by the deadline and late submissions will not be considered.
1
t` 7
REVIEW CRITERIA
Developer responses will be evaluated
based upon the materials as described in
the submittal requirements above. The
Springfield Economic Development Agency
seeks the team with the most verifiable and
relevant development experience. SEDA also
seeks a development team with the financial
capabilities and established business practices
and policies to deliver the Glenwood
Refinement Plan outlined vision for the
riverfront site.
SEDA staff, advisors and the Recommending
Committee will assess the proposals that
are in compliance with the submission
requirements outlined above, using the
selection criteria and response weights
indicated below'All proposing teams should
be prepared for a virtual interview with the
Recommending Committee during the week
of November 15th.
The development team(s) with the highest
scoring proposal(s) will be recommended
to the SEDA Board for a final interview and
to enter into an exclusive negotiation. The
selected team should be prepared for a
virtual SEDA Board interview early the week
of December 20th. The SEDA Board may
also determine to interview multiple teams
in addition to the top recommended team at
that time.
Attachment 2, Page 11 of 18
WEIGHTED IMPORTANCE OF SELECTION CRITERIA
Experience as Master Developer and References; Public Private Partnership, and Similar
Experience (35%)
• The qualifications and experience of the developer and development team, including
investors, builders, designers and project managers, on similar types of projects.
• The demonstration of the development team's success in the development, operation and
performance of mixed-use project(s) of comparable size, scale and complexity.
Developer Financial Capacity (25%)
• The financial ability and solvency of the developer and development team to negotiate and
deliver a project on the site.
Design and Develo ment Philosophy the Team (15%)
g _p p Y
• Demonstration of integration of sustainable and high-quality design
• A7ig-nment of the design and development philosophy of the team to the community
4itlined goals in the Glenwood Refinement Plan.
Articulated Response to Constraints and Experience in Approach (15%)
• The developer's past experience in successfully navigating complex partnerships
• The developer's past experience(s) in successfully navigating complex sites, land -use, and
market dynamics
Past Business Practices and Current Policies (Diversity, Equity, Inclusion, Sourcing, Legal) (10%)
• Demonstrated ability to maximize diversity in past projects or business practices and
incorporation of, and commitment to, existing team and business policies emphasizing
diversity, equity and inclusion in daily and long-term practices.
• Demonstrated pattern of maintaining a diverse and equitable workforce and place of
employment and a history of fair and equitable business, labor, and sourcing practices.
Master Development Experience & References Developer Financial Capacity Team Design and Constraints & Past Business
Development Approach Practices &
Philosophy Current Policies
KEY DATES
The following is the expected schedule for
the RFQ submission, review and selection
process, and may be subject to change:
August 30th
RFQ Released
September 8th
Optional Prospective Bidder Information
Session
September 15th
Optional On -Site Visit and Meeting
September 27th
RFQ Clarification Requests Due by noon PST
October 4th
RFQ Clarification Responses Posted
October 15th at 3:00 PM PST
RFQ Response Deadline
October 18th — November 5th
Response Evaluation, Reference Checks
Ranking by Recommending Committee
November 15th — 19th
Development Team Interviews (As Needed)
December 6th
Final Recommendation & Board Selection
(Interview as Needed)
Note Regarding Addenda to RFQ
In the event that it is necessary to amend,
revise, or supplement any part of the Request
for Qualifications, addenda will be posted
on Springfield's website at www.springfield-
or.gov (http-//www.springfield-or.gov/city/
finance/itbrfp select the document titled
RFQ# INSERT # and NAME OF RFP). SEDA
will make a reasonable effort to provide the
addenda to all Proposers to whom SEDA
provided the initial RFQ. This includes the
amendment of dates in the schedule for
selection process. Any addenda so issued are
to be considered part of the RFQ. SEDA is not
responsible for any explanation, clarification,
interpretation or approval made or given in
any manner except by written addenda issued
by SEDA.
1
TIC-, .� AND KEY DATE
OF' . . ME RFQ PROCESS
GENERAL CONDITIONS
• All facts and opinions stated within this RFQ and all supporting documents and data are based on information available from a variety of sources.
No representation or warranty is made with respect hereto.
• SEDA reserves the right in its sole discretion to reject any and all responses to this RFQ and to waive any irregularities.
• SEDA reserves the right in its sole discretion to modify the selection process or other aspects of this RFQ, including canceling the RFQ without
selecting a developer or team or moving to a Request for Proposal stage in order to attempt to select a developer or team.
• SEDA will take reasonable steps to ensure that any modification or clarification to the RFQ shall be distributed in writing to a persons who have
requested a copy of the RFQ. '
• SEDA reserves the right to request additional information following review of initial submissions. In addition, SEDA may retain consultants to assist
in the evaluation of submissions.
• In the interest of fair and equitable selection process, SEDA 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 City or SEDA-authorized presentations. Violation of this rule is grounds for disqualification.
• Prospective Proposers may contact Courtney Griesel, SEDA Point of Contact, at the contact information provided below, for further information
regarding this process or to request clarification. Contact with other City officials may be grounds for disqualification. Please note that the
Springfield Economic Development Agency has implemented this policy to ensure fairness and transparency in the selection process. Upon
receipt of an inquiry from a prospective proposer, SEDA will post the questions and written responses as an Addendum to this Request for
Qualifications. Follow-up questions and/or clarifications may continue to be submitted in this fashion until noon local time on September 27th
• Developer and their representatives are not permitted to make any direct or indirect (through others) contact with other members of City of
SEDA staff, the SEDA Board, Springfield City Council, or other elected or appointed officials, or Selection Committee members concerning their
proposals, except in the course of SEDA or City -Sponsored presentations. Violations of these rules is grounds for disqualification.
• Developer and their representatives are not permitted to make any direct or indirect (through others) contact with tenants of the SEDA owned
sites. Violations of these rules is grounds for disqualification.
• SEDA requests that developers and members of their team who are considering responding to this RFQ not contact any prospective public agency
funding partners, other than SEDA or the City itself.
• Should a developer have questions specific to the current strategies and priorities of Homes for Good, a developer may engage Homes for
Good staff and copy the SEDA and City of Springfield Point of Contact for this RFQ. Questions should be limited to general topics and in no way
serve as a request for support, partnership, committment or funding of any kind.
• SEDA reserves the right to verify and investigate the qualifications and financial capacity of any and all members of the proposing teams.
• SEDA or the City 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.
Attachment 2, Page 12 of 18
NONDISCRIMINATION
The City notifies all possible respondents
that no person shall be excluded from
participation in, denied any benefits of,
or otherwise discriminated against in
connection with the award and performance
of any contract on the basis of race, religious
creed, color, national origin, ancestry,
physical disability, sex, age, ethnicity, or any
other basis prohibited by law.
wp
PROPRIETARY
INFORMATION
Only information which is in the nature of
legitimate trade secrets of non -published
financial data may be deemed proprietary or
confidential. Any material within a proposal
identified as such must be clearly marked in
the proposal and on each page for which is it
provided and will be handled in accordance
with the Oregon Public Records Law and
applicable rules and regulations. Any proposal
marked as confidential or proprietary in its
entirety may be rejected without further
consideration or recourse.
All materials submitted by proposers shall
become the sole and exclusive property
of the City of Springfield and Springfield
Economic Development Agency, and will
not be returned to proposers. Development
teams shall not copyright, or cause to be
copyrighted, any portion of their submission
or the SEDA riverfront site assets. Within the
bounds of the Oregon Public Records Law,
SEDA and the City of Springfield will maintain
the confidentiality of submissions at least until
the preliminary selection of a development
partner. The Developer should expect that all
submitted material will be seen by the review
and recommending committee, while still
maintaining confidentiality as appropriate.
Any proprietary financial information or other
information which developer teams submit
will be maintained as confidential as allowed
by ORS 192.345(21), even if reviewed by the
Review and Recommending Committee.
MEDIAAND
COMMUNICATION
News releases by the development partner
pertaining to this selection and subsequent
plans will require review and prior written
approval from SEDA.
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4
BOLI/PREVAILING
WAGE
SEDA makes no representations as to
whether or not a project to be developed
as a result of this RFQ, or any possible SEDA
or City 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.
Atta of 18
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Page 14 1 SEDA, Springfield Oregon
1
SPRINGFIELD
QOWL
REGON
SPRINGFIELD ECONOMIC
DEVELOPMENT AGENCY
Pu rpose/I nstructions:
The following information is required of a Developer/Interested Party seeking to submit a Statement of Qualifications in
response to the SEDA Request for Information or Qualifications.
Answer ALL questions. If you need to submit attachments in response to, or explanation of, a specific question, please reference
the appropriate question number on the attachment.
NOTE: In accordance with ORS 192.345(21), the Springfield Economic Development Agency and City of Springfield considers
this information as a public record exempt from disclosure under ORS 192.311 to 192.431.
A. Submission Information
1. Official Company/Entity Name:
2. Mailing Address:
3. Primary Contact regarding this information:
4. Telephone Number:
5. If at this address less than 1 year, prior address:
B. Developer Entity The Developer Entity named above is:
❑ A sole proprietorship — Social Security #:
❑ A corporation — FID #:
❑ A nonprofit or charitable institution or corporation — FID #:
❑ A partnership — FIC #:
❑ A business association or a joint venture — FIC #:
❑ A limited liability company — FIC #:
❑ A federal, state, or local government or instrument thereof
❑ Other/ Explain:
C. Date and State of Organization If the Developer is not an individual or a government agency or instrument:
1. Date of Organization:
2. State of Organization:
D. Developer Entity Principals Names of owners, officers, directors, members, trustees, and principal representatives of
the Development Entity:
Name, Address, ZIP Code I Description of interest/relationship I % of Ownership Interest
Developer's Statement of Financial Capability
Attachment 2, Page 15 of 18
SPRINGFIELD SPRINGFIELD ECONOMIC
OREGpN DEVELOPMENT AGENCY
QR
E. Developer Entity Affiliations Is the Developer Entity a subsidiary of, or affiliated with, any other corporation or
corporations or any other firm or firms?
❑ No
❑ Yes — If Yes, provide the following information:
Corporation / Firm Relationship to Developer Entity Common Officers / Directors
Name/Address:
Name/Address:
F. BankruptCy Has the Developer Entity or the parent corporation (if any), or any subsidiary or affiliated corporation of the
Developer Entity or said parent corporation, or any of the Developer Entity's officers or principals members, shareholders or
investors filed for bankruptcy, either voluntarily or involuntarily, within the past 10 years?
❑ No
❑ Yes — If Yes, provide the following information and attach an explanation of each bankruptcy:
Name Court Date Status
G. Loan Defaults Has the Developer Entity or the parent corporation (if any), or any subsidiary or affiliated corporation of the
Developer Entity or said parent corporation, or any Developer Entity's officers or principal members, shareholders or
investors defaulted on a loan or other financial obligation?
❑ No
❑ Yes — If Yes, explain:
H. Disputes and Litigation. Has the Developer Entity, or any owner, member, investor, parent, subsidiary or affiliate
thereof:
a. Been (past or present) a party to any civil or criminal litigation, indictments or disputes (including, without limitation,
arbitration and mediation) that were greater than $100,000 or could impact the financial capability of the Developer
entity to complete the proposed development or bring into question the ability or fitness of the Developer Entity to
engage in public business?
b. Had litigation threatened in the last five (5) years including, but not limited to, a court order to preserve records?
C. Had any agreement terminated for cause within the last five (5) years?
❑ No
❑ Yes — If Yes, provide the following information, and attach any additional information or explanation deemed
necessary:
Date Filed Court or Forum Current Status
I. Development Experience Provide a listing (separately) of all completed development projects for the past 10 years in
which the Developer Entity or principal(s) has (have) been involved, indicating for each:
a. Transaction summary description (including location, date, size, cost, etc)
b. Construction lender and amount
C. Role of the Developer Entity in the transaction
Developer's Statement of Financial Capability
Attachment 2, Page 16 of 18 Page 2
SPRINGFIELD
QOWL
REGON
SPRINGFIELD ECONOMIC
DEVELOPMENT AGENCY
J. Development Pipeline List any current or anticipated projects in your pipeline (e.g., in pre -development, design or
construction phase) that will also be ongoing during redevelopment of the SEDA Property. For each, describe the location,
size, and cost of the transaction, plus the role of the development entity.
K. Financial Capability
a. Attach an explanation of your anticipated source of funds to finance redevelopment (e.g., financial institution,
investment group, Developer Equity cash, personal funds, etc.) and experience in obtaining private equity and debt
for public-private developments similar in scale and vision to the USPS Property described in this RFQ.
b. Provide the names, phone numbers, and email addresses of at least five (5) commercial or institutional credit
references, five (5) financial partner references, and two (2) major tenant references.
L. Financial Condition
a. Attach to this statement a certified financial statement showing the assets and the liabilities, including contingent
liabilities, of the Developer Entity fully itemized in accordance with accepted accounting standards and based on a
proper audit. If the date of the certified financial statement precedes the date of the submission by more than six
months, also attach an interim balance sheet not more than 60 days old.
b. Indicate available equity capital, and available lines of credit via a letter from each of the financing sources stating
total amount of credit line and the amount of which is still available to be drawn.
M. Previous SEDA or City of Springfield Partnership Has the Developer Entity or the parent corporation (if any), or any
subsidiary or affiliated corporation of the Developer Entity or said parent corporation, or any of the Developer Entity's officers
or principal members, shareholders or investors had any prior contractual relationship or received any previous financial
assistance from the Springfield Economic Development Agency or City of Springfield?
❑ No
❑ Yes — If Yes, provide the following information, and attach any additional information or explanation deemed
necessary:
Description Amount Current Status
N. Conflict of Interest Does the Developer Entity currently have or plan to have as an officer, member, employee,
shareholder, investor or financing partner of the Entity any person who is currently an officer, agent, or employee of the
Springfield Economic Development Agency or City of Springfield, its bureaus, boards, or commissions?
❑ No
❑ Yes — If Yes, identify and explain:
Yes — If Yes, does anyone identified above have direct or indirect pecuniary interest in the Development Entity or in the
redevelopment or rehabilitation of the property being proposed by the Development Entity to the Springfield Economic
Development Agency or City of Springfield?
❑ No ❑ Yes — If Yes, describe and explain:
O. Additional Information Attach any additional evidence deemed helpful to demonstrate the Developer Entity's financial
capability to complete the proposed development.
Developer's Statement of Financial Capability
Attachment 2, Page 17 of 18
SPRINGFIELD SPRINGFIELD ECONOMIC
OREGpN DEVELOPMENT AGENCY
QR
11 certify under penalty of perjury under the laws of the State of Oregon that I am authorized to submit this
information on behalf of the Developer Entity and that the statements made in this Statement of Financial Capability are true and
correct.'
I further authorize the Springfield Economic Development Agency/City of Springfield or any employee or agent acting on
behalf of the Springfield Economic Development Agency/City of Springfield to undertake any investigation deemed appropriate to
verify the information contained herein.
Printed Name
Signature
Title
Date
1 If the Developer Entity is an individual, this statement should be signed by such individual; if a partnership, by one of the partners;
if a corporation or other entity, by one of its chief officers having knowledge of the facts required by this statement.
' ORS 162.055 to 162.425 makes it a crime to knowingly make a false statement to a public servant with regard to a material issue.
Such false statement is a Class C Felony punishable by up to five years in prison and/or a fine of $100,000.
Developer's Statement of Financial Capability
Attachment 2, Page 18 of 18 Page 4