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Home My WebLink AboutItem B_ 10th and Charnelton - PDFEUGENUE RBARN ENEWAAL GENCY AGENIDASTEM UMMARY WorkSession SelectionofDevelopmentProposalfor10thandCharneltonSite MeetingDate July30 2008 AgendaItemNumber B Department Planning Development StaffContact NanLaurence wwweugene orgov ContactTelephoneNumber 6825340 ISSUESTATEMENT ARequestforProposals RFP wasissuedinMarch2008forthesaleanddevelopmentofthe 10th andCharneltondevelopment site TheUrbanRenewalAgency URA isaskedtoreview theresponsestotheRFPandtodirecttheAgencyDirectortoenterintoexclusivenegotiations withthepreferredRFPrespondent BACKGROUND AtaworksessiononJuly 14 2008 staffpresentedinformationaboutthefiveproposalsreceived inresponsetotheRFP forthe10th andCharneltonsite Inthematerialspresented stafffocused theanalysisontheWGDevelopmentandOpusNWRDevelopmentp oposals Staffanalyzed bothproposalsintermsoftheDevelopmentObjectivesapprovedbytheUrbanRenewalAgency aspartoftheRFP StaffalsoconsideredtheanalysisfromJohnson Gardner financial consultant whichprovidedanassessmentofdevelopmentrisks inadditiontocommentsfr?om theEugeneRedevelopmentandWestBroadwayadvisorycommittees Basedonthatanalysis staffdeterminedthatbothproposals addressedthedevelop ent objectivesintheRFP andthattheproposalfromOpuswasstrongerintermsofmarket feasibility financialfeasibility developercapacityandtimeliness TheURAdiscussionattheJuly14worksessionindicatedapreference fortheWGDevelopment proposal basedonanumberoffactors includingthemixofusesandthedesign Inresponseto questionsregardingfinancialfeasibilityandpossible phasing theURAdirectedstaff torequest supplementalinformationontheproposalsubmittedbyWGDevelopment aswellasfromOpus Development Therequestsforsupplementalinformationandtheresponsesprovidedbythe developmentteamsareincludedasAttachmentsAan B Additionalinformationonthe materialsprovidedwillbe includedinastaffpresentationattheJuly30worksession Staffhasevaluatedthesupplementalinformationreceived fromWGDevelopmentandOpus Developmentaswella theanalysisfromJohnsonGardner Manyofthequestionsidentifiedby theURAregarding thefinancialfeasibility timeliness andnetfinancial costbenefitoftheWG proposalwereaddressedbythesupplementalinformationpre ented ZCMO2008CouncilAgendasM080730S080730Bdoc IntheinitialmemofromJohnson Gardner AssessmentofDevelopmentRisks includedinthe CouncilpacketofJuly14 2008 theprojectedofficeleaserateintheWGproposalwas consideredtobeonthehighendofleaseratesforclass A officespaceindowntownEugene Staffrequestedfollowupinformationtoaddressconcernsregardingrevenueassumptionsforthe officespace whichrepresents32 ofthetotalgrossrevenuesoftheproject Thefollowup memo SupplementalReviewofWGDevelopmentProposal isincludedasAttachmentC ThememoindicatesthatleaseratesassumedintheWGproformaexceedtheexpectedoffice marketin2011byasignificantamount JohnsonGardnerandst ffreviewedasetofcomparableconstructionprojects anddetermined thattheestimateofconstructioncostsincludedintheWGproposalareatthemiddleoftherange forcomparableprojectsinthearea andappeartobe withinacceptablemarketexpectations WG providedaletterinsupportoftheconstructionestimatesaspartoftheirresponsetotherequest forsupplementalinformation TheequityintheWGprojectappearsstrong Thesupplementalinformation providednewdetail onpossibleequityparticipants TheJeanTategroupisconsideringaninvestmentthatcould representasmuchas25 ofthetotalequityneededfortheproject Inaddition Pacific University theidentifiedanchortenant isapparentlyconsideringan equitypositioninthe project ThesupplementalinformationsubmittedbyOpusaddressestheanticipateddesignrefinements andprovidesmoredet ilonthestudentresidentsandthefinancialparticipationrequestedfrom theCity Nosupplemental informationwasrequestedonthemarketandfinancialfeasibilityof theOpusproposal theproposal appearsverystronginterm ofthesedevelopmentobjectives Boththeassumptionsofconstruction costsandprojectedrevenuesarewithinmarket expectations inadditiontootherprojectfeasibilityandfinancingindicators BoththeWGandOpusproposals atisfactorilyaddressthedevelopmentobjectivesintheRFP Bothproposalsrepresentmultistory densedowntowndevelopments TheOpusproposalappears strongerintermsofprojectfeasibilityspecificallywith respecttoprojected revenues Both proposalsappeartobewell designeddevelopmentprojects withadesirablemixofactivitiesand architecturalformsthatwouldcontributetothevitalityofdowntown Ineachcase thedesign addressesthegoalofanactivepedestrianrealm withhighqualitymaterials elements ofscale andarchitecturalinterest andembeddedparking Thedevelopmentofeitherprojectwould complimentotherpublicandpr vateinvestmentsinthearea Staffiscommitted toworkingwith thedevelopmentteamandproposalselectedbytheURA staffwillalsocontinuetoworkwith thedevelopmentteamandproposalnotselectedtoprovide assistancewithpossiblealternate sitesdowntown RFuEtuLrAeTdeEvDelCopImTeYnPtoOftLhIeC1IE0thSandCharneltonsiteisconsistentwiththepoliciesintheEugene DowntownPlan including Downtowndevelopmentshallsuppo ttheurbanqualitiesofdensity vitality livabilityand diversitytocreateadowntown urbanenvironment ZCMO2008CouncilAgendasM080730S080730Bdoc Stimulatemulti unithousinginthedowntowncoreandontheedgesofdowntownfora varietyofincomelevelsandownershipopportunities Activelypursuepublicprivate developmentopportunitiestoachievethevisionforanactive vital growingdowntown Usedowntowndevelopmenttoolsandincentivestoencouragedevelopmentthatprovides characteranddensitydowntown RelevantDowntownPlanImplementationStrategies includethefollowing Promotemulti story mixed usestructuresdowntownthroughfinancialincentivesorcode amendments Encourageeducationrelateddevelopmentdowntown suchasstudenthousingandsupport services Inaddition theproposedfuturedevelopmentofthe10th andCharneltonsiteisresponsivetothe followingGrowthManagementpolicies Policy1 SupporttheexistingEugeneUrbanGrowthBoundarybytakingactionstoincrease densityanduseexistingvacantandunder usedlandwithintheboundarymore efficiently Policy2 Encouragein fill mixeduse redevelopment andhigherdensity development Policy3 Encourageamixofbusinessandresidentia usesdowntownusingincentivesand zoning Policy10 Encouragethecreationoftransportation efficientlandusepatternsand implementationofnodaldevelopmentconcepts Policy14 Developmentshallbe requiredtopaythefu lcostofextendinginfrastructureand services exceptthattheCitywillexaminewaystosubsidizethecostsofproviding infrastructureorofferotherincentives thatsupporthigher densityinfill mixeduse andredevelopment AGENCYOPTIONS 1 DirecttheAgency Directortoa enterintoanexclusivenegotiationperiodnottoexceed90 dayswithWGDevelopmentfor thesaleanddevelopmentofthe10th andCharnelton developmentsite andb returntotheURAwithtermsofthesaleanddevelopmentfor approval 2 DirecttheAgencyDirectortoa enterintoanexclusivenegotiationperiodnottoexceed90 dayswithOpusNWRDevelopmentLLC forthesaleanddevelopmentofthe10th Charneltondevelopmentsite andb returntotheURAwiththetermsofthesaleand developmentfor approval 3 DeferselectionofaproposalatthistimeandrecommendnextstepstotheAgencyDi ector AGENCYDIRECTORSRECOMMENDATION DirecttheAgencyDirectortoa enterintoanexclusivenegotiationperiodnottoexceed90days witheitherWGDevelopmentorOpusNWRDevelopmentLLC forthesaleanddevelopment ofthe10th andCharneltondevelopment site andb returntotheURAwiththetermsofthesale anddevelopmentforapproval ZCMO2008CouncilAgendasM080730S080730Bdoc SUGGESTEDMOTION MovetodirecttheAgencyDirectortoa enterintoanexclusivenegotiationperiodnottoexceed 9de0vdealoypsmweitnhteoitfhtheerW10Gth aDnedvCelhoaprmneelntotonrdOevpeulospNmWenRtsDiteevealnodpbmer ettLurLntCotfhoerCthietysCaoleuanncdil actingastheUrbanRenewalAgency withtheproposedtermsofthesaleanddevelopment followingthenegotiationperiod ATTACHMENTS A July17 2008 requestfor SupplementalInforma ionfromWGDevelopment B July17 2008 requestfor SupplementalInformationfromOpusNWRDevelopment C SupplementalReview ofWGDevelopmentProposalfromJohnsonGardner FORMOREINFORMATION StaffContact NanLaurence Telephone 6825340 StaffEMail nanlaurence@cieugeneorus ZCMO2008CouncilAgendasM080730S080730Bdoc ATTACHMENTA Planning Development CommunityDevelopment C99ityWof1E0uthgAevneenue Eugene Oregon97401 541 6825443 541 6825572FAX wwwcieugene orgov July17 2008 WallyGraff NathanPhilips WGDevelopment 541WillametteStreet Suite109 Eugene OR 97401 Dear WallyandNathan As youknow the EugeneUrbanRenewalAgencymetonMonday July14 2008toconsiderthe proposalsreceivedinresponsetotheRequestforProposalsforthe1 thandCharneltonSite Basedon theirdiscussion werequestsupplementalinformationonyourproposal inadditiontotheinformation requestedonJune24andsubmittedonJune30 2008 Theissuesareasfollows 1 Provideclarificationanddetailonthefinancialcommitmentsyouwouldaskthecitytomakeas partofthisproject includingthealleyimprovementsoroff siteimprovements loansorgrants reductions inSDCs andexpectationsaroundadowntownpolicepatrolpresenceatthesite 2 Provideanupdatedpurchaseoffer 3 Clarifytheneedforamarketfeasibilityanalysis andanyCityfinancial assistancerequired 4 Clarifytheissueofpro ect phasing 5 Provideadditionalinformationorrevisedimagestoconveythearchitecturaldesignandmaterials particularlyonthe firstfloor 6 Provideadditionalinformationonproject timing includingthepossibility fanearlierstartdate 7 Provideinformationonpossible tenants 8 Addressthepotentialtoconverttheresidentialrentalunitstoownershipunits inthefuture 9 Providemoredetailregardingestimatedcostsandprojectfina cingandanupdatedprojectpro forma ifavailable Wewouldliketoreceive theinformationby500PM Tuesday July22 2008 Ifyouhaveanyquestions pleasecontactmeat682 5340orDennyBraudat682 5536 Again thankyouforworkingwithuson thisproject Sincerely NanLaurence CommunityDevelopmentPlanner Planning DevelopmentDepartment ì°??ÓØ Ù—Û°ÓÖÓÙÛ¨Ó?? Û?Ø Ø ¨ÛÓ— ?? ¨Ô ÖÓ?Û?ÙÓÛ— Ù???Ó¨? ?¨É ˆ?? ¯??—Ø ÛÉÑ ¨Ô ÙÓ¨ˆ ¨? ?ÛÑ ÛÉ ÌÛ°¨ ?Ö ¨ÔÓÉ Ì°?Ò Ù¨ Ó?Ù—?ØÓ?Õ ¨Ô Û—— ˆ Ó?Ì°?? ? ?¨É ?° ?ÖÖ ÉÓ¨ Ó?Ì°?? ? ?¨É —?Û?É ?° Õ°Û?¨É ° Ø?Ù¨Ó??É Ó? ØløÉ Û?Ø ˜Ì Ù¨Û¨Ó??É Û°???Ø Û Ø?¯?¨?¯? Ì?—ÓÙ ÌÛ¨°?— Ì° É ?Ù Û¨ ¨Ô ÉÓ¨ ó? ?°Ø ° ¨? Ì°??ÓØ °??? Ö?° É¨° ¨ ¨° É —Ó?Ó¨ Ø ÌÛ°ÑÓ?Õ Û?Ø ??° Ì Ø É¨°ÓÛ? Ö°Ó ?Ø—ˆ ??Ó°??? ?¨ ¯ Ì°?Ì?É ¨? ¯ÓØ ? ¨Ô ÛÉ¨ ¯ É¨ Û—— ˆ ??°¨Ô ?Ö ¨Ô Ì°?Ò Ù¨ å ° ¸? É¨ ¨Ô ÛÉÉÓÉ¨Û?Ù ?Ö ¨Ô øÓ¨ˆ Ó? ÖÛÙÓ—Ó¨Û¨Ó?Õ ¨Ô Ì°?Ì °¨ˆ —Ó? ÛØÒ?É¨? ?¨ Û?Ø ÛÉÉ??Ì¨Ó?? ?Ö ¨Ô ¯ÓØ ? Ø Û—— ˆ å ¯Ó—— ÌÛˆ ¨Ô Ù?É¨ ?Ö ¨Ô É?°? ˆ Û?Ø Ø?Ù?? ?¨ Ì° ÌÛ°Û¨Ó?? Û?Ø ÛÉÑ ¨ÔÛ¨ ¨Ô øÓ¨ˆ ¯ÛÓ? ¨Ô Ö É ó? ÛØØÓ¨Ó?? ÓÖ ¨Ô øÓ¨ˆ ° ¸?Ó° É Ó?Ì°?? ? ?¨É É?ÙÔ ÛÉ ° É?°ÖÛÙÓ?Õ ?° ° Õ°ÛØÓ?Õ ¨Ô Ì?°¨Ó??É ?Ö ¨Ô Û—— ˆ ?¨Ô ° ¨ÔÛ? ¨Ô ÌÓ Ù ¯ ¯Ó—— Ú ?ÛÙÛ¨Ó?Õ ¯ ÛÉÑ ¨ÔÛ¨ ¨Ô øÓ¨ˆ ÌÛˆ ¨Ô Ù?É¨ å ¯Ó—— ÌÛˆ ¨Ô Ù?É¨ ¨? Ù??É¨°?Ù¨ ¨Ô Ì?°¨Ó?? ?Ö ¨Ô Û—— ˆ ¨ÔÛ¨ ÓÉ ?? ¨Ô Ì°?Ì °¨ˆ ¯ ¯Ó—— Ú ?ÛÙÛ¨Ó?Õ OE ÕÛ°ØÓ?Õ —?Û?É ¯ ÛÉÑ ¨ÔÛ¨ ¨Ô øÓ¨ˆ Ì°??ÓØ ÛÉÉÓÉ¨Û?Ù ¨? Ó?? É¨ÓÕÛ¨ ¨Ô Û?ÛÓ—ÛÚÓ—Ó¨ˆ ?Ö Û l?¯?¨?¯? OE ?Ó¨Û—Ó´Û¨Ó?? ð?Û? 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OE Ø ? —?Ì? ?¨ Ø?ÌÌ— ? ?¨Û— ó?Ö?°?Û¨Ó?? ò?? ìÛÕ ?Ö ATTACHMENTB Planning Development CommunityDevelopment C99ityWof1E0uthgAevneenue Eugene Oregon97401 541 6825443 541 6825572FAX wwwcieugene orgov July17 2008 JohnBartell OpusNWRDevelopmentLLC 1500SWFirst Avenue Suite1100 PO Box10638 Portland OR 97201 Dear John As youknow the EugeneUrbanRenewalAgencymetonMonday July14 2008toconsiderthe proposalsreceivedinresponsetotheRequestforProposalsfor he10thandCharneltonSite Basedon theirdiscussion weareprovidingthe opportunityforyoutofurtherrefineyourproposalandrespondto questionsandissues thatwereraisedattheAgencysmeeting TheAgency srequestforsupplemental informationontheproposal isinadditiontothe informationrequestedonJune24 Issuesthatyoumaywanttoconsideraddressingareasfollows 1 Furtherdesignrefinementsanticipated 2 Thedemandforstudenthousing thesupportservicesprovidedtoretainstudentresidents and thepotentialimpactonthesurroundingarea 3 Anticipated profileandanyeligibilityrequirementsforpotentialtenants 4 Thepotentialusesfortheunits duringthesummermonths 5 DetailregardingfinancialandotherassistancethatisbeingrequestedfromtheAgency Wewouldliketoreceive theinformationby500PM Tuesday July22 2008 Ifyouhaveanyquestions pleasecontactmeat682 5340orDennyBraudat682 5536 Again thankyouforworkingwithuson thisproject Sincerely NanLaurence CommunityDevelopmentPlanner Planning DevelopmentDepartment Ù??Ì— ¨ Ø L?Ù??ÌÛ° ¨Ô ÖÓ?Û?ÙÓÛ—ØÛ¨ÛÓ?åitÉÌ°?Ì?ÉÛ—¨?Ù?°° ?¨° ?¨É ¯ ÉÙÛ—Û¨ Ù?°° ?¨ ° ?¨ÉÚˆ Ûˆ Û°Ö°?? ¨? ¨Ô LÔ ?ÖÖÓÙ Ú?Ó—ØÓ?ÕÛ¨ Û?ØïÓ——ÓÉ° —Û¨Ó? —ˆ? ¯Û?ØÓÉÙ??ÉÓØ ° Øø—ÛÉÉß?ÖÖÓÙ ÉÌÛÙ L¯? 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