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Home My WebLink AboutItem B: Selection of Development for 10th and Charnelton EURA UGENE RBAN ENEWAL GENCY AIS GENDA TEM UMMARY Work Session: Selection of Development Proposal for 10th and Charnelton Site Meeting Date: July 30, 2008 Agenda Item Number: B Department: Planning & Development Staff Contact: Nan Laurence www.eugene-or.gov Contact Telephone Number: 682-5340 ISSUE STATEMENT A Request for Proposals (RFP) was issued in March 2008 for the sale and development of the th 10 and Charnelton development site. The Urban Renewal Agency (URA) is asked to review the responses to the RFP and to direct the Agency Director to enter into exclusive negotiations with the preferred RFP respondent. BACKGROUND At a work session on July 14, 2008, staff presented information about the five proposals received th in response to the RFP for the 10 and Charnelton site. In the materials presented, staff focused the analysis on the WG Development and Opus NWR Development proposals. Staff analyzed both proposals in terms of the Development Objectives approved by the Urban Renewal Agency as part of the RFP. Staff also considered the analysis from Johnson Gardner, financial consultant, which provided an assessment of development risks, in addition to comments from the Eugene Redevelopment and West Broadway advisory committees. Based on that analysis, staff determined that both proposals addressed the development objectives in the RFP, and that the proposal from Opus was stronger in terms of market feasibility, financial feasibility, developer capacity and timeliness. The URA discussion at the July 14 work session indicated a preference for the WG Development proposal, based on a number of factors including the mix of uses and the design. In response to questions regarding financial feasibility and possible phasing, the URA directed staff to request supplemental information on the proposal submitted by WG Development, as well as from Opus Development. The requests for supplemental information and the responses provided by the development teams are included as Attachments A and B. Additional information on the materials provided will be included in a staff presentation at the July 30 work session. Staff has evaluated the supplemental information received from WG Development and Opus Development as well as the analysis from Johnson Gardner. Many of the questions identified by the URA regarding the financial feasibility, timeliness, and net financial cost/benefit of the WG proposal were addressed by the supplemental information presented. Z:\CMO\2008 Council Agendas\M080730\S080730B.doc In the initial memo from Johnson Gardner, “Assessment of Development Risks” (included in the Council packet of July 14, 2008), the projected office lease rate in the WG proposal was considered to be on the high end of lease rates for class “A” office space in downtown Eugene. Staff requested follow-up information to address concerns regarding revenue assumptions for the office space, which represents 32% of the total gross revenues of the project. The follow-up memo, “Supplemental Review of WG Development Proposal,” is included as Attachment C. The memo indicates that lease rates assumed in the WG pro forma exceed the expected office market in 2011 by a significant amount. Johnson Gardner and staff reviewed a set of comparable construction projects, and determined that the estimate of construction costs included in the WG proposal are at the middle of the range for comparable projects in the area, and appear to be within acceptable market expectations. WG provided a letter in support of the construction estimates as part of their response to the request for supplemental information. The equity in the WG project appears strong. The supplemental information provided new detail on possible equity participants. The Jean Tate group is considering an investment that could represent as much as 25% of the total equity needed for the project. In addition, Pacific University, the identified anchor tenant, is apparently considering an equity position in the project. The supplemental information submitted by Opus addresses the anticipated design refinements and provides more detail on the student residents and the financial participation requested from the City. No supplemental information was requested on the market and financial feasibility of the Opus proposal; the proposal appears very strong in terms of these development objectives. Both the assumptions of construction costs and projected revenues are within market expectations, in addition to other project feasibility and financing indicators. Both the WG and Opus proposals satisfactorily address the development objectives in the RFP. Both proposals represent multi-story dense downtown developments. The Opus proposal appears stronger in terms of project feasibility specifically with respect to projected revenues. Both proposals appear to be well designed development projects, with a desirable mix of activities and architectural forms that would contribute to the vitality of downtown. In each case, the design addresses the goal of an active pedestrian realm, with high quality materials, elements of scale and architectural interest, and embedded parking. The development of either project would compliment other public and private investments in the area. Staff is committed to working with the development team and proposal selected by the URA; staff will also continue to work with the development team and proposal not selected to provide assistance with possible alternate sites downtown. RELATED CITY POLICIES th Future development of the 10 and Charnelton site is consistent with the policies in the Eugene Downtown Plan, including: Downtown development shall support the urban qualities of density, vitality, livability and ? diversity to create a downtown, urban environment. Z:\CMO\2008 Council Agendas\M080730\S080730B.doc Stimulate multi-unit housing in the downtown core and on the edges of downtown for a ? variety of income levels and ownership opportunities. Actively pursue public/private development opportunities to achieve the vision for an active, ? vital, growing downtown. Use downtown development tools and incentives to encourage development that provides ? character and density downtown. Relevant Downtown Plan Implementation Strategies include the following: Promote multi-story, mixed-use structures downtown through financial incentives or code ? amendments. Encourage education-related development downtown, such as student housing and support ? services. th In addition, the proposed future development of the 10 and Charnelton site is responsive to the following Growth Management policies: Policy 1: Support the existing Eugene Urban Growth Boundary by taking actions to increase density and use existing vacant and under-used land within the boundary more efficiently. Policy 2: Encourage in-fill, mixed-use, redevelopment, and higher density development. Policy 3: Encourage a mix of business and residential uses downtown using incentives and zoning. Policy 10: Encourage the creation of transportation-efficient land use patterns and implementation of nodal development concepts. Policy 14: Development shall be required to pay the full cost of extending infrastructure and services, except that the City will examine ways to subsidize the costs of providing infrastructure or offer other incentives that support higher-density infill, mixed use, and redevelopment. AGENCY OPTIONS 1. Direct the Agency Director to a) enter into an exclusive negotiation period not to exceed 90 th days with WG Development for the sale and development of the 10 and Charnelton development site; and b) return to the URA with terms of the sale and development for approval. 2. Direct the Agency Director to a) enter into an exclusive negotiation period not to exceed 90 th days with Opus NWR Development L.L.C. for the sale and development of the 10 & Charnelton development site; and b) return to the URA with the terms of the sale and development for approval. 3. Defer selection of a proposal at this time and recommend next steps to the Agency Director. AGENCY DIRECTOR’S RECOMMENDATION Direct the Agency Director to a) enter into an exclusive negotiation period not to exceed 90 days with either WG Development or Opus NWR Development L.L.C. for the sale and development th of the 10 and Charnelton development site; and b) return to the URA with the terms of the sale and development for approval. Z:\CMO\2008 Council Agendas\M080730\S080730B.doc SUGGESTED MOTION Move to direct the Agency Director to a) enter into an exclusive negotiation period not to exceed 90 days with either WG Development or Opus NWR Development L.L.C. for the sale and th development of the 10 and Charnelton development site, and b) return to the City Council, acting as the Urban Renewal Agency, with the proposed terms of the sale and development following the negotiation period. ATTACHMENTS A.July 17, 2008, request for Supplemental Information from WG Development B.July 17, 2008, request for Supplemental Information from Opus NWR Development C.Supplemental Review of WG Development Proposal from Johnson Gardner FOR MORE INFORMATION Staff Contact: Nan Laurence Telephone: 682-5340 Staff E-Mail: nan.laurence@ci.eugene.or.us Z:\CMO\2008 Council Agendas\M080730\S080730B.doc ATTACHMENT A Planning & Development Community Development City of Eugene th 99 W. 10 Avenue Eugene, Oregon 97401 (541) 682-5443 (541) 682-5572 FAX www.ci.eugene-or.gov July 17, 2008 Wally Graff Nathan Philips WG Development 541 Willamette Street, Suite 109 Eugene, OR 97401 Dear Wally and Nathan, As you know, the Eugene Urban Renewal Agency met on Monday, July 14, 2008 to consider the th proposals received in response to the Request for Proposals for the 10 and Charnelton Site. Based on their discussion, we request supplemental information on your proposal, in addition to the information requested on June 24 and submitted on June 30, 2008. The issues are as follows: 1.Provide clarification and detail on the financial commitments you would ask the city to make as part of this project, including the alley improvements or off-site improvements, loans or grants, reductions in SDCs, and expectations around a downtown police patrol presence at the site. 2.Provide an updated purchase offer. 3.Clarify the need for a market feasibility analysis, and any City financial assistance required. 4.Clarify the issue of project phasing. 5.Provide additional information or revised images to convey the architectural design and materials, particularly on the first floor. 6.Provide additional information on project timing, including the possibility of an earlier start date. 7.Provide information on possible tenants. 8.Address the potential to convert the residential rental units to ownership units in the future. 9.Provide more detail regarding estimated costs and project financing and an updated project pro forma, if available. We would like to receive the information by 5:00 PM Tuesday, July 22, 2008. If you have any questions, please contact me at 682-5340 or Denny Braud at 682-5536. Again, thank you for working with us on this project. Sincerely, Nan Laurence Community Development Planner Planning & Development Department ìÊÍÆÓØ×ÙÐÛÊÓÖÓÙÛÈÓÍÎÛÎØØ×ÈÛÓÐÍÎÈÔ×ÖÓÎÛÎÙÓÛÐÙÍÏÏÓÈÏ×ÎÈÉÃÍÇÅÍÇÐØÛÉÑÈÔ×ÙÓÈÃÈÍÏÛÑ×ÛÉÌÛÊÈÍÖ ÈÔÓÉÌÊÍÒ×ÙÈÓÎÙÐÇØÓÎÕÈÔ×ÛÐÐ×ÃÓÏÌÊÍÆ×Ï×ÎÈÉÍÊÍÖÖÉÓÈ×ÓÏÌÊÍÆ×Ï×ÎÈÉÐÍÛÎÉÍÊÕÊÛÎÈÉÊ×ØÇÙÈÓÍÎÉÓÎ éøùÉÛÎØ×ÄÌ×ÙÈÛÈÓÍÎÉÛÊÍÇÎØÛØÍÅÎÈÍÅÎÌÍÐÓÙ×ÌÛÈÊÍÐÌÊ×É×ÎÙ×ÛÈÈÔ×ÉÓÈ× óÎÍÊØ×ÊÈÍÌÊÍÆÓØ×ÊÍÍÏÖÍÊÉÈÊ××ÈÈÊ××ÉÐÓÏÓÈ×ØÌÛÊÑÓÎÕÛÎØÏÍÊ×Ì×Ø×ÉÈÊÓÛÎÖÊÓ×ÎØÐÃ×ÎÆÓÊÍÎÏ×ÎÈÅ× ÌÊÍÌÍÉ×ÈÍÅÓØ×ÎÈÔ××ÛÉÈÅ×ÉÈÛÐÐ×ÃÎÍÊÈÔÍÖÈÔ×ÌÊÍÒ×ÙÈå×Ê×ËÇ×ÉÈÈÔ×ÛÉÉÓÉÈÛÎÙ×ÍÖÈÔ×ùÓÈÃÓÎ ÖÛÙÓÐÓÈÛÈÓÎÕÈÔ×ÌÊÍÌ×ÊÈÃÐÓÎ×ÛØÒÇÉÈÏ×ÎÈÛÎØÛÉÉÇÏÌÈÓÍÎÍÖÈÔ×ÅÓØ×Î×ØÛÐÐ×Ãå×ÅÓÐÐÌÛÃÈÔ×ÙÍÉÈÍÖ ÈÔ×ÉÇÊÆ×ÃÛÎØØÍÙÇÏ×ÎÈÌÊ×ÌÛÊÛÈÓÍÎÛÎØÛÉÑÈÔÛÈÈÔ×ùÓÈÃÅÛÓÆ×ÈÔ×Ö××ÉóÎÛØØÓÈÓÍÎÓÖÈÔ×ùÓÈÃ Ê×ËÇÓÊ×ÉÓÏÌÊÍÆ×Ï×ÎÈÉÉÇÙÔÛÉÊ×ÉÇÊÖÛÙÓÎÕÍÊÊ×ÕÊÛØÓÎÕÈÔ×ÌÍÊÈÓÍÎÉÍÖÈÔ×ÛÐÐ×ÃÍÈÔ×ÊÈÔÛÎÈÔ×ÌÓ×Ù×Å× ÅÓÐÐÚ×ÆÛÙÛÈÓÎÕÅ×ÛÉÑÈÔÛÈÈÔ×ùÓÈÃÌÛÃÈÔ×ÙÍÉÈå×ÅÓÐÐÌÛÃÈÔ×ÙÍÉÈÈÍÙÍÎÉÈÊÇÙÈÈÔ×ÌÍÊÈÓÍÎÍÖÈÔ× ÛÐÐ×ÃÈÔÛÈÓÉÍÎÈÔ×ÌÊÍÌ×ÊÈÃÅ×ÅÓÐÐÚ×ÆÛÙÛÈÓÎÕ ê×ÕÛÊØÓÎÕÐÍÛÎÉÅ×ÛÉÑÈÔÛÈÈÔ×ùÓÈÃÌÊÍÆÓØ×ÛÉÉÓÉÈÛÎÙ×ÈÍÓÎÆ×ÉÈÓÕÛÈ×ÈÔ×ÛÆÛÓÐÛÚÓÐÓÈÃÍÖÛøÍÅÎÈÍÅÎ 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Opus NWR Development, L.L.C. 1500 S.W. First Avenue, Suite 1100 P.O. Box 10638 Portland, OR 97201 Dear John, As you know, the Eugene Urban Renewal Agency met on Monday, July 14, 2008 to consider the th proposals received in response to the Request for Proposals for the 10 and Charnelton Site. Based on their discussion, we are providing the opportunity for you to further refine your proposal and respond to questions and issues that were raised at the Agency’s meeting. The Agency’s request for supplemental information on the proposal is in addition to the information requested on June 24. Issues that you may want to consider addressing are as follows: 1.Further design refinements anticipated. 2.The demand for student housing, the support services provided to retain student residents, and the potential impact on the surrounding area. 3.Anticipated profile and any eligibility requirements for potential tenants. 4.The potential uses for the units during the summer months. 5.Detail regarding financial and other assistance that is being requested from the Agency. We would like to receive the information by 5:00 PM Tuesday, July 22, 2008. If you have any questions, please contact me at 682-5340 or Denny Braud at 682-5536. Again, thank you for working with us on this project. 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