Central Eastside

Burnside Bridgehead - Background Materials

Return to main Burnside Bridgehead web page.

Developer Selection

Opus Northwest, Beam Development and Gerding/Edlen Development responded to PDC’s Request for Proposals, which closed November 21, 2004. Each development team was given the opportunity to update their proposal in light of the community input gathered at the Public Workshop on January 22, as well as public comments received via website, open houses and letters.

The deadline to provide the updated proposals was February 18, 2005.

• Project Goals & Objectives
• Original Request for Proposals (RFP) (8-16-04)
• Proposals
• Opus Northwest
• Beam Development
• Gerding/Edlen Development
• Evaluation Process and Timeline
• PDC prepared Economic and Financial Comparison of Development Proposals (3-23-05, PDF, 61 kb)
• Evaluation Committee Findings and Recommendation (4-6-05)
• Staff Report to the Board of Commissioners in response to issues raised. (4-22-05)
• Commissioner Parsons motion for selection of Opus Northwest with stipulations. (4-29-05)
• Press release on the PDC Commissioner's selection of Opus Northwest as the developer for the Burnside Bridgehead project. (4-27-05)   

Background Materials

• Eastbank at Burnside—Lower East Burnside Redevelopment Plan
• Market Impacts
• Burnside Bridgehead Redevelopment - Competitive, Economic, and Fiscal Impacts of a Large Format Retailer (PDF, 2,408 kb)
• Competitive, Economic, and Fiscal Impacts of a Large Format Retailer at the Burnside Bridgehead—Presentation from October Central Eastside Advisory Committee Meeting

• Traffic Impacts
  • Burnside Bridgehead Project Traffic Analysis (PDF, 2,013 kb)
  • Burnside Bridgehead Project Traffic/Transportation Guidelines (PDF, 1,597 kb)
• Meeting Materials
  • Central Eastside Urban Renewal Advisory Committee Meeting Notes and Presentations
  • January 12, 2005 Meeting
    • Staff Presentation to Commission: Overview of Central Eastside Urban Renewal Area and Burnside Bridgehead Project (PDF, 1,384 kb)
    • RFP Evaluation Committee Findings (PDF, 375 kb)
    • Beam Development Presentation to Commission (PDF, 4,463 kb)
    • Gerding/Edlen Presentation to Commission (PDF, 1,013 kb)
    • Opus Northwest Presentation to Commission (PDF, 2,439 kb)
  • January 22, 2005 Meeting
    • Meeting Notes: Hopes and Concerns (PDF, 65 kb)
  • February 9, 2005 Meeting
    • View the presentation on Process Update & Overview of Public Participation shown at this meeting.
• Photos (Print quality photos are available for download.)

Evaluation Criteria

The Development Proposals were evaluated based on the following criteria:

• Program & Design
  • Extent that proposal meets the Project Goals & Objectives
• Developer Capability
  • Demonstrated experience of the Development Entity and Development Team members in the successful financing, redevelopment, operation and economic performance of projects of comparable type, size, scale and complexity on time and within forecast budgets.
  • Experience of the Development Entity in working with the public sector in public/private real estate development projects.
  • Experience and understanding of the approval process of any potentially necessary regulatory adjustment or authorization (e.g., zoning, conditional uses, building permits, etc.).
  • Identification, level of commitment, and desirability of anchor retail/commercial users if included.
  • The quality of architectural and urban design aspects of projects completed by the Development Entity and members of the development team and previous LEED experience.
• Business Deal
  • The feasibility of the proposed business offer and the amount of PDC or other public financial assistance necessary, if any, relative to public benefit received and risk assumed by PDC.
• Implementation
  • Impact of development on surrounding neighborhood, including number and quality of jobs generated and net new municipal revenue generated.
  • Demonstrated experience and proposed approach of the Development Entity to engage in required public involvement efforts with area stakeholders.
  • Approach for complying with public contracting requirements and PDC development programs, including the Contracting and Workforce Disparity Program.

Public Meetings

PDC hosted the following public meetings beginning in December 2004:

• December 9th: Public forum including a presentation of the proposals by the development teams to the Evaluation Committee and members of the public. More than 90 people attended the event.
• December 13th: More than 120 members of the community attended an open house and had the opportunity to talk directly with development teams and PDC staff regarding the Request for Proposals, the goals of the project, and the development proposals.
• January 12th: PDC Commissioners heard presentations by the development teams and the Evaluation Committee presented their findings to date. (View meeting materials below.)
• January 22nd: This event provided members of the public an opportunity to meet and talk directly with all four of PDC’s Commissioners about the project and the development proposals. Commissioners used this opportunity to listen and ask the public questions about their ideas and concerns. (Meeting Notes: Hopes and Concerns.)
• February 9th: PDC Board of Commissioners Meeting, 222 NW Fifth Ave, Commission Meeting Room, 3-5 PM. At this regularly scheduled meeting, the PDC Commissioners will receive an update on the revised project timeline and public involvement schedule. Public testimony regarding the project and proposals will be accepted. (View the presentation on Process Update & Overview of Public Participation shown at this meeting.)
• March 23rd: Presentations of updated proposals by the Development Teams and open house for members of the public with the PDC Commissioners. The PDC Board of Commissioners meeting will take place at OMSI, 1945 SE Water Ave., starting at 3 PM. The Burnside Bridgehead agenda item has a time certain start of 5 PM. (View the development proposal presentations and materials from this meeting.)
• April 13th: PDC Board of Commissioners Meeting. OMSI Auditorium, 1945 SE Water Ave., 3-7 PM. Public testimony regarding the project and proposals will be accepted. The Burnside Bridgehead agenda item has a time certain start of 5 PM.
• April 27th: PDC Board of Commissioners Meeting, which will be at 222 NW 5th Ave., starting at 3 PM. Public testimony will be accepted. The Commission is scheduled to vote and select a preferred developer. The Commissioners will consider the Evaluation Committee’s findings, and all public input received at all the meetings, by email and letter, when making their decision. The Commission reserves the right to not select a development team.
  The selected Developer will enter into a Memorandum of Understanding for an exclusive negotiation period. Upon completion of a successful negotiation, PDC and the Developer would enter into a Development Agreement, outlining in detail the terms and conditions of the real property conveyance, the development program and any financial assistance provided by PDC.

Evaluation Process & Timeline

Development Proposals

Opus Northwest, Beam Development and Gerding/Edlen Development responded to PDC’s Request for Proposals, which closed November 21, 2004. Each development team was given the opportunity to update their proposal in light of the community input gathered at the Public Workshop on January 22, as well as public comments received via website, open houses and letters.

The deadline to provide the updated proposals was February 18, 2005.

You can see the submitted proposals and presentations* here:

• Opus Northwest — proposal, presentation
  • Request for additional information (see response below). (proposal: PDF 4,342 kb)
  • Second request for additional information/answers to public questions and Opus Northwest response
  • Opus Northwest Presentation to Commission (1-12-05, PDF, 2,439 kb)
  • Opus updated submittal, 1 of 3 (2-18-05, PDF, 1,016 kb)
  • Opus updated submittal—renderings, 2 of 3 (2-18-05, PDF, 10,361 kb)
  • Opus updated submittal—renderings, 3 of 3 (2-18-05, PDF, 8,222 kb)
  • Opus updated development presentation (3-23-05) and display materials (PDF, 1,821 kb)

• Beam Development — proposal and appendix, presentation
  • Request for additional information and response (proposal: PDF 4,149 kb; appendix: PDF 17,241 kb)
  • Second request for additional information/answers to public questions and Beam Development response
  • Beam Development Presentation to Commission (1-12-05, PDF, 4,430 kb)
  • Beam updated submittal (2-18-05, PDF, 4,430 kb)
  • Beam updated development presentation (3-23-05) and display materials (PDF, 2,044 kb)
• Gerding/Edlen Development — proposal, presentation
  • Request for additional information and response-1 and response-2. (proposal: PDF 24,714 kb)
  • Second request for additional information/answers to public questions; Gerding/Edlen response
  • Gerding/Edlen Presentation to Commission (1-12-05, PDF, 1,013 kb)
  • Gerding/Edlen - original elevations (1-20-05, PDF, 586 kb)
  • Gerding/Edlen updated submittal (1-24-05, PDF, 769 kb)
  • Gerding/Edlen updated development presentation (3-23-05) and display materials (PDF, 6,517 kb)

Evaluation Committee Recommendations

The Evaluation Committee submitted its initial findings to PDC staff and the Board of Commissioners for their consideration on January 12, 2005. The prospective developers for the project subsequently submitted updated development proposals on February 18, 2005. The Evaluation Committee has revised its findings based on the updated proposals and formulated a final recommendation based on the evaluation criteria outlined in the original RFP.

Return to main Burnside Bridgehead web page.    

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