Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
Agenda Item - 2020-03-17 - Number 10.1 - North Anchor Project Developer Recommendation
503.635.0215 380 A Avenue PO BOX 369 Lake Oswego, OR 97034 www.ci.oswego.or.us Subject: North Anchor Project – Executive Director Developer Recommendation Meeting Date: March 17, 2020 Staff Member: Martha Bennett, Executive Director Department: Redevelopment Agency Action Required Advisory Board/Commission Recommendation ☒ Motion ☐ Approval ☐ Public Hearing ☐ Denial ☐ Ordinance ☐ None Forwarded ☐ Resolution ☐ Not Applicable ☐ Information Only Comments: ☐ Council Direction ☐ Consent Agenda Staff Recommendation: Select the developer recommended by the Executive Director. Recommended Language for Motion: Move to select Urban Development + Partners as the North Anchor Project developer and authorize the LORA Executive Director to negotiate and present for LORA Board approval a Memorandum of Understanding and Disposition and Development Agreement with UDP for the 1.07-acre North Anchor site. Project / Issue Relates To: ☒Council Goals/Priorities ☒Adopted Master Plan(s) ☐Not Applicable EXECUTIVE SUMMARY In November 2019, a Request for Proposals was issued for the North Anchor Project. Four proposals were received by the February 2020 deadline. The Executive Director convened a Review Committee to advise her with regard to her recommendation to the Lake Oswego Redevelopment Agency (LORA) Board. The Review Committee met to review the proposals and interviewed the development teams. The Committee recommended to the Executive Director that Urban Development + Partners (UDP) be selected as the developer for the North Anchor Project. The Executive Director concurs with the Review Committee and recommends that the LORA Board authorize negotiation of a Memorandum of Understanding (MoU) and a Page 2 503.635.0215 380 A Avenue PO BOX 369 Lake Oswego, OR 97034 www.ci.oswego.or.us Disposition and Development Agreement (DDA) with UDP for the redevelopment of the North Anchor Properties. DISCUSSION On November 13, 2019 LORA released a Request for Proposals (RFP) for the 1.07-acre North Anchor Project located on the north side of the intersection of B Avenue and First Street (Attachment 1). The RFP identified project objectives and the evaluation criteria for the project. In addition, a pre-proposal meeting was held on December 5, 2019, which was well attended. Four responsive proposals were received by the February 7, 2020 deadline (Attachment 2.) The LORA Executive Director convened a Review Committee to advise her regarding her recommendation to the LORA Board as to which proposing firm should be selected. The Review Committee consisting of Finance, Planning, LORA staff, the Lake Oswego Chamber of Commerce and Tourism Advisory Committee members met to review the proposals and interviewed the development teams. The Committee recommended to the Executive Director that Urban Development + Partners (UDP) be selected as the developer for the North Anchor Project. UDP stood out as the right partner for this project for several reasons, including a strong and experienced development team that includes Nathan Cooprider and Hacker (architects) and the Atticus Hotel. The proposal was also the most comprehensive and well-rounded submittal that met the City’s objectives and request for a mixed-use project anchored by a boutique hotel. Specifically, proposal highlights include: Conceptual Design: The design is a thoughtful mix of uses in three distinct buildings that includes: a 45-unit residential apartment, 7,800 sf of ground floor retail, 30,000 sf of office and the Atticus Hotel, a 51-room boutique hotel that features a porte-cochère, an all-season outdoor dining space and flexible ground floor lounge space with fireplace and attic lounge with rooftop access. Boutique Hotel: The owners of the Atticus Hotel are committed to bringing their successful experience with their hotel in McMinnville and creating a high-end boutique hotel brand specific to Lake Oswego that creates not just a unique hotel experience, but engages the community where the “locals” will want to hang out. Partnerships & Engagement: Proven track record of public-private partnerships with Prosper Portland and Beaverton Urban Redevelopment Agency. UDP uses a “Neighborhood Engagement Plan” for every project that can be tailored to meet community engagement needs. Financing: Solid approach that includes using up to $26m of a UDP managed equity fund combined with dept financing through a longstanding relationship with First Republic Bank. Page 3 503.635.0215 380 A Avenue PO BOX 369 Lake Oswego, OR 97034 www.ci.oswego.or.us Project Execution: There is a range of completed and ongoing mixed-use projects in the team’s portfolio, one of which includes the Grand Avenue Hotel in the central eastside neighborhood of Portland. It is recommended that the LORA Board authorize the Executive Director to negotiate and present for Board approval a proposed MoU, followed by a DDA. The MoU will help establish project expectations, LORA and UDP obligations, identify issues early in the process to be addressed and provide an outline of agreement terms that will be further refined in the DDA. Anticipated schedule, subject to discussions with UDP: April – August 2020: Negotiate and Execute the MoU, followed by the DDA. September 2020 – April 2021: Developer initiates and completes development review process. May/June – October 2021: Developer submits and approval of building permit. November 2021 – January 2023: Construction and issuance of certificate of occupancy. FISCAL IMPACT LORA has invested $6.8 million in assembling the North Anchor site and will work to ensure that transaction terms provide a reasonable return on the public investment through the sale of the properties, increased property values and/or actions that result in a public benefit. RECOMMENDATION Select Urban Development Partners as the North Anchor Project developer and authorize the LORA Executive Director to negotiate and present for Board approval a proposed Memorandum of Understanding followed by a Disposition and Development Agreement for the North Anchor Project. ATTACHMENTS 1)First Street North Anchor Mixed-Use and Hotel Redevelopment Request for Proposals 2)Proposals submitted: a.Urban Development + Partners b.B 1st Development Group c.BPM Real Estate Group d.Resolute Consulting & Master Development - page 22 of this document - page 79 of this document - page 116 of this document - page 157 of this document Request for Proposals: First Street North Anchor Mixed- Use and Hotel Redevelopment Opportunity Lake Oswego, Oregon DATE ISSUED: November 13, 2019 RESPONSES DUE: February 7, 2020, 2:00 p.m. Lake Oswego Redevelopment Agency PO Box 369 380 A Avenue Lake Oswego, OR 97034 This page intentionally left blank. First Street North Anchor Mixed-Use and Hotel Redevelopment RFP 1 FIRST STREET NORTH ANCHOR MIXED-USE AND HOTEL REDEVELOPMENT REQUEST FOR PROPOSALS The Lake Oswego Redevelopment Agency (LORA), the urban renewal agency of the City of Lake Oswego, Oregon, is seeking statements of qualifications and intent from developers interested in pursuing redevelopment of the First Street North Anchor site and a hotel in downtown Lake Oswego. LORA intends to seek proposals from qualified developers and then select a developer to enter into an agreement regarding disposition and development of the site consistent with redevelopment goals and objectives. A non-mandatory pre-proposal meeting and site visit will be held Thursday, December 5, 2019 from 9:00am - 10:30 am in the Lake Oswego Council Chambers, 380 A Ave, Lake Oswego OR 97034. Responses to this Request for Proposals are due by 2:00 pm on February 7, 2020. Mail to or drop off at: Lake Oswego Redevelopment Agency ATTN: Sidaro Sin PO Box 369 380 A Avenue Lake Oswego, OR 97034 Proposals can also be email in Adobe Acrobat (.pdf) format to: ssin@ci.oswego.or.us [Confirmation of receipt is required for verification of delivery] First Street North Anchor Mixed-Use and Hotel Redevelopment RFP 2 Table of Contents 1. Lake Oswego Context ..........................................................................................................3 Lake Oswego Community Lake Oswego Redevelopment Agency 2. Project Information ............................................................................................................ 5 Project Site Previous Planning Effort Development Objectives Tax Lots Ownership Size Floodplain Zoning Topography Structures Tenancies Utilities Transportation and Access Environmental Conditions Purchase Price 3. Developer Qualifications, Submission and Evaluation Process ............................................ .10 4. Conditions for Request for Proposals ................................................................................. ..13 5. Appendices .......................................................................................................................... .14 A. East End Redevelopment Plan B. North Anchor Project Site Map C. 2010 North Anchor Feasibility Study Reports: i. Market and Demographics Research ii. Transportation System Analysis iii. Utilities D. Lake Oswego Retail Market Analysis (January 2013) E. Lake Oswego Baseline Population Analysis (August 2010) F. North Anchor Public Forum Results (January 2015) G. “Open City Hall” City Webpage – North Anchor Question (January 2015) H. First Addition/Forest Hills Neighborhood Association 2015 Neighborhood Survey I. Lake Oswego Community Development Code – Downtown Redevelopment Design District J. Traffic Impact Analysis, DKS (January 2017) K. Environmental Site Assessments L. Department of Environmental Quality Pathway to Closure Letter (April 2014) First Street North Anchor Mixed-Use and Hotel Redevelopment RFP 3 1. LAKE OSWEGO CONTEXT Lake Oswego Community With a population of 38,000 and more than 2,200 businesses, the City of Lake Oswego is the largest city in Clackamas County, Oregon. Located 8 miles south of Portland between the Willamette River and I-5, the City has a convenient location, strong demographics, outstanding schools and community amenities, and a beautiful setting. It encompasses the Kruse Way office submarket, with more than 2 million square feet of office space and a significant cluster of financial, real estate, insurance and other professional services firms. Major employers include the Lake Oswego School District, Mary’s Woods at Marylhurst, City of Lake Oswego, Logical Position, Navex Global, Greenbrier Companies, Microsystems Engineering, New Seasons Market Inc., and Black & Veatch Corporation. The First Street North Anchor site is in downtown Lake Oswego. Downtown is on the east side of Lake Oswego with direct access to Highway 43 (State Street). The area is serviced by regular TriMet bus service. Downtown offers shopping, dining, housing, office uses, groceries and services in a compact grid surrounded by attractive walkable neighborhoods. Amenities include Millennium and Sundeleaf Plaza parks, Headlee Walkway along Lakewood Bay, the Gallery Without Walls outdoor sculpture gallery, the Lakewood Center for the Arts, the renovated Lake Theater and Café, and City Hall. Downtown is also close to the Lake Oswego Public Library, and Foothills and George Rogers Park both on the Willamette River. Lake Oswego Redevelopment Agency The Lake Oswego City Council created the Lake Oswego Redevelopment Agency in 1979 for the purpose of revitalizing downtown. LORA takes its direction from the City Council, acting in its capacity as the LORA Board (Board). In 1986, the Council adopted the first East End Redevelopment Plan, and by 1989 LORA began investing in downtown projects including parks, street improvements, infrastructure, parking, and property acquisition. LORA understands the value and the need for public investment in the downtown to encourage private development and has invested over $45 million in capital projects. The most notable projects include Upper and Lower Millennium Plaza Parks, Sundeleaf Plaza Park, First Street and Second Street Streetscape Improvements, the Headlee Walkway, State Street Pedestrian Improvements and the trolley station site improvements. In 2004, a revised East End Redevelopment Plan was adopted by City Council (Appendix A). The Plan, most recently was amended in February 2015 and includes the First Street North Anchor project as Project “H” and a Hotel project as Project “T”. LORA has a successful track record of public-private partnerships, exemplified by the $35 million Lake View Village project completed in 2003. The mixed-use project provides 100,000 square feet (SF) of retail and office with a 365-space public parking garage at the LAKE VIEW VILLAGE First Street North Anchor Mixed-Use and Hotel Redevelopment RFP 4 corner of First Street and A Avenue. LORA assembled the project site, relocated tenants, and entered into a disposition and development agreement with the developer, which included LORA retaining ownership of the parking structure. In 2018, the $100 million mixed- use Windward project was completed. The project includes three buildings with 290,000 SF of floor area, 200 high-end residential units, 42,000 SF of retail/commercial, 430 parking spaces (135 of which are public parking spaces) and a public east-west pedestrian pathway. While the development was primarily privately funded, LORA contributed towards the public parking spaces, pedestrian pathway, development permits and construction cost. LORA continues to invest in the downtown and is currently constructing a $43 million City Hall. The new City Hall will provide a seismically safe, energy efficient and better functioning building for the community. It will include space for all existing departments including police and 911 dispatch center, as well as public meeting spaces. It will also provide storefront retail space for the Lake Oswego Arts Council and the Friends of the Library’s “Booktique”. This project is expected to be completed in 2021. The City’s investments in the downtown have encouraged other private investment as reflected in the mixed-use Beacon project located at B Avenue and 3rd Street. This project will include underground parking, 10,000 SF of ground floor retail, 30,000 SF of high-end coworking offices and collaborative shared spaces, and a 10,000 SF rooftop event center that seats 250 guests with views to Mount Hood. It is scheduled to open spring 2020. In 2012, the Council expanded the responsibilities of LORA by adopting the Lake Grove Village Center Urban Renewal Plan for the purpose of funding Boones Ferry Road and parking improvements in the Lake Grove Business District. The $36 million Boones Ferry Road project is intended to create a street that serves as the centerpiece of the Lake Grove area and define the character of the area through its design and streetscape enhancements. Improvements will include enhanced pedestrian and bicycle facilities, stormwater management, accommodations for auto, truck and bus traffic, and public improvements in the rights-of-way to support existing and future businesses. The project is under construction and is expected to be completed in 2021. THE WINDWARD LAKE OSWEGO CITY HALL THE BEACON First Street North Anchor Mixed-Use and Hotel Redevelopment RFP 5 2. PROJECT INFORMATION Project Site The First Street North Anchor site is approximately 46,800 SF and includes developable properties on the east and west sides of First Street abutting of B Avenue (Appendix B). The property on the west side at 500-520 First Street is 16,800 SF. The property on the east side includes three parcels at 525 First Street, 33-41 B Avenue and 504 N State Street/95 B Ave that total 30,000 SF. Previous Planning Efforts In 2011 the Leland Consulting Group analyzed the feasibility of a library-based First Street North Anchor project in the area of First Street and B Avenue in downtown Lake Oswego (Appendix C). Based on the positive findings of this analysis, LORA began to assemble a site and a library bond measure was placed on the November 2012 ballot. However, the bond measure failed. In April 2013, the Board directed the issuance of a Request for Proposals (RFP) for a mixed-use project without a library component. Additional general information about the Lake Oswego retail market and demographics can be found in Appendices D and E. On January 31, 2015, the Board in partnership with First Addition-Forest Hills and Evergreen Neighborhood Associations and the Lake Oswego Chamber of Commerce hosted a public forum to receive input on specific uses for the project. Over 75 people attended the forum. Attendees were most interested in a mix of uses including restaurants, housing and small-scale specialty retail stores. Other favorable uses included an art gallery, a hotel, public meeting rooms, public outdoor space, green space and possibly public parking. Additionally, in January a question was posted on the city’s webpage as part of the “Open City Hall” program regarding desires for the project. A complete summary of the results from the forum is found in Appendices F and G. The First Addition/Forest Hills Neighborhood Association also conducted a survey in 2015 that included questions specific to the First Street North Anchor project. This survey was sent to all residential and business addresses in the neighborhood. The results of this survey are found in Appendix H. Development Objectives The East End Redevelopment Plan lists general and specific objectives for redevelopment within the East End District (see Section 600 of the Plan). The First Street North Anchor project is identified as Project “H” in the Plan and is intended to “anchor” the north end of First Street compact shopping district with active uses, complementing Lake View Village, the Windward and Millennium Plaza Park at the south end and encourage more pedestrian activity within this core retail area of downtown. The Hotel project is identified as Project “T” in the Plan and envisions a high-quality boutique style hotel that provides lake, river or mountain views and is located close to restaurants, retail and transit. First Street North Anchor Mixed-Use and Hotel Redevelopment RFP 6 More specifically, the Plan describes the projects as follows: Project H - First Street North Anchor The block comprising the northeast and northwest corner of 1st Street and B Avenue, should be considered a key site for redevelopment as an anchor for the 1st Street compact retail core. A mixed-use project could include a public library and public parking. A library-based project with public parking would serve as both a civic anchor and economic catalyst for downtown retail and contribute to foot traffic and vitality. A new public library and public parking would be an amenity, adding to the attractiveness of the Redevelopment Area as a residential or business location and stimulating redevelopment of underdeveloped properties. Redevelopment could also include the 1st Street right-of-way. Potential acquisition of tax lots 400, 500, 600, 1100 and 1200 of Tax Map T2S R1E 03DD and possible resale to a developer. NOTE: The current RFP does not include a public library component. Project T - Hotel The project will encourage development of a new, high quality boutique style hotel within the District. The hotel is expected to be within a range of 30 to 70-units. Properties which provide lake, river, or mountain views and which are located within 400' of restaurants, transit, and retail shopping or other significant amenities will have substantial preference for siting. The project may include land assembly, relocation and infrastructure improvements. NOTE: The 30-70 units is considered more of an aspirational statement. Proposals are open to recommending the number of units that support market feasibility and demand. A successful project will require broad community support with key stakeholder groups including the First Addition/Forest Hills Neighborhood Association, Evergreen Neighborhood Association and the Chamber of Commerce. The project also must meet the design and development standards defined in the Lake Oswego Community Development Code – Downtown Redevelopment Design District (Appendix I). LORA is open to proposals for a project that would meet the following objectives: 1. Vibrancy – Provide retail and commercial uses, including dining, drinking, shopping and personal services to strengthen the downtown shopping and dining experience. The City’s long-term goal is to create an active pedestrian zone from Millennium Plaza Park to the intersection of First Street and B Avenue. Ground floor uses should contribute to this goal. First Street North Anchor Mixed-Use and Hotel Redevelopment RFP 7 2. Mix of Uses – A boutique hotel is a key and required element for the project that will serve as a focal point to anchor the north end of First Street. Proposals can include other uses such as housing and commercial office. Other potential uses could include those recommended by community members attending the January 2015 public forum and that would be supported by the market (Appendix F). Proposed uses should not detract from existing downtown uses and services, but rather complement them and address community needs not currently met. 3. Design Excellence - Building and site design and construction demonstrating environmental sustainability, high quality materials, and an “anchor” presence at the north end of the First Street retail corridor. 4. Community Support - A process during the project development phase that ensures that the mix of uses and final design have broad support by the community and key stakeholder groups. 5. Return on Public Investment - Transaction terms that provide a reasonable return on the Agency’s investment in assembling the project site, and a mix of private and public uses that both increase assessed property values and tax revenues and provide public amenities for downtown and the community. Return on investment could be demonstrated by public amenities such as public plazas and other features that contribute to an attractive downtown. In addition to the project objectives above, proposals should consider the following: 1. A master planned development for the entire site is preferred, however other proposals may be considered if there are circumstances that preclude it. 2. Vacation of the rights-of-way may be a consideration if it provides a substantial benefit to the public and advances the objectives of the North Anchor project. 3. Use local businesses and contractors for the project. 4. Explore opportunities for collocating public uses in the development. First Street North Anchor Mixed-Use and Hotel Redevelopment RFP 8 Tax Lots/Map The First Street North Anchor properties (“Site”) includes four parcels: 1. 500-520 First Street – Tax Lot 21E03DD01200 2. 525 First Street – Tax Lot 21E03DD00500 3. 33-41 B Avenue – Tax Lot 21E03DD00400 4. 504 N State Street / 27 B Avenue – Tax Lot 21E03DD00300 Ownership Status LORA owns all four parcels at 500-520 First Street, 525 First Street, 33-41 B Avenue and 504 N State St/ 27 B Ave. Size The total area of the four combined parcels is approximately 46,800 SF. The site is bisected by First Street with 16,800 SF available on the west side of First Street and approximately 30,000 SF available on the east side (bisected by a public alley). Floodplain Status The site is outside of FEMA flood hazard zones. Zoning The parcels are zoned East End General Commercial (EC) and are located within the Downtown Redevelopment Design District (LOC 50.05.004). Topography The site slopes down from west to east and north to south. There is approximately 24 feet of grade difference between the north end of First Street site boundary line to the northwest corner of State Street and B Avenue. Structures The site contains five structures totaling approximately 21,500 SF. It is anticipated that the selected developer will raze the site for redevelopment. Tenancies There currently are three tenants remaining; two of them with month-to-month leases and the third operates under an agreement with the City and can be relocated. Tenants have been given notice of their eligibility for relocation assistance. Utilities Appendix C includes an analysis of existing utilities prepared by the design engineering firm, KPFF Consulting Engineers, in 2010. This assumed a mixed-use First Street North Anchor project including a 60,000 square-foot library, hotel, residential and retail uses. Again, a library component is not part of the current vision for this project. First Street North Anchor Mixed-Use and Hotel Redevelopment RFP 9 Transportation and Access Appendix C includes a link to a traffic analysis prepared by the traffic engineering firm, DKS Associates, in 2010. The 2010 analysis assumed development of a mixed-use First Street North Anchor project including a 60,000 SF library, hotel, residential and retail land uses. In 2017, an updated Traffic Impact Analysis (Appendix J) was done by DKS Associates to test the proposal under consideration at the time, which included an 80-unit hotel with 4,000 SF of restaurant, an 85-unit apartment and up to 5,300 SF of ground floor retail. The analysis concluded the development would not significantly impact the surrounding transportation system. It also recommended pedestrian, signage and signal timing improvements to help with the transportation system safety and efficiency. Any new development on the North Anchor site will be required to submit a new traffic impact analysis specific to the development proposed during the development review process. Environmental Conditions The Agency conducted the following environmental analysis prior to acquisition of all North Anchor properties (Appendix K). 1. Phase I Environmental Site Assessment for each acquired property. 2. Limited Phase II soil vapor testing on the 41 B Avenue property, due to current and uses of adjacent properties. 3. Phase II Environmental Site Assessment for the 504 N State St/ 27 B Ave due to current and historic uses on the property. The Agency has coordinated remediation efforts with DEQ and they have issued a pathway to closure letter (Appendix L). Purchase Price LORA paid a total of $6.8 million to assemble the site. The final sale price to the selected developer will be determined in the context of a disposition and development agreement (DDA) outlining public and private obligations. First Street North Anchor Mixed-Use and Hotel Redevelopment RFP 10 1. DEVELOPER QUALIFICATIONS, SUBMISSION AND EVALUATION PROCESS Developer Qualifications LORA seeks a North Anchor developer with the experience to design, construct and maintain a quality project that will benefit the Lake Oswego community. Developer qualifications are based on: 1. Experience in developing high-quality, successful infill projects. 2. Experience in delivering sustainable, LEED-certified projects. 3. Ability in having secured financing for similar projects. 4. Demonstrated ability to build public support for development projects. 5. Experience in successfully working with public agencies on similar projects. Submission Requirements Please provide a succinct response to the following requirements. Submittals shall not exceed 35 pages, excluding appendices. 1. Cover Letter Please outline why your firm is interested in this opportunity, and how it is best qualified to meet the above Development Objectives. 2. Developer Team and Statement of Qualifications a. Identify development team members and roles. Provide resumes for key team members. b. Describe qualifications and experience in developing high-quality, successful infill mixed-use and hotel projects. Please include projects that have characteristics similar to what you may be thinking about for the North Anchor site, and provide photos and descriptions of up to 5 referenced projects. c. Describe experience with designing and constructing sustainable, green buildings. d. Describe public outreach experience. e. Describe experience working with public agencies on similar projects. 3. Development Concept Outline a preliminary development concept for the First Street North Anchor Site and how it responds to the above Development Objectives. Please submit high-level schematic plans and illustrations to sufficiently convey the preliminary development concept. 4. Funding Plan and Financial Capability Provide the framework for funding the project including a concept for public and private participation. Provide evidence of financial condition and ability to secure financing for the project. Describe potential sources of debt and equity, as well as any public resources you may be contemplating. (Please see conditions regarding First Street North Anchor Mixed-Use and Hotel Redevelopment RFP 11 confidentiality of submitted material in Conditions for Request for Proposals below.) 5. Public Outreach Plan Describe your approach to building public support for the suggested development concept. 6. Proposed Development Schedule Provide a schedule outlining the firm’s expected project timeline beginning with notification that you been selected as the site’s developer. Please include key milestones such as initiation of due diligence, the execution of a DDA, and initiating construction and anticipated occupancy. 7. References Provide contact information for references. References will be contacted and considered during the submittal review. Submittal Instructions and Agency Contact See page 1 for deadline and method of submittal. Questions regarding this RFP (including any objections to the qualification specifications) should be emailed to Sidaro Sin (ssin@ci.oswego.or.us ) no later than January 24, 2020. All material changes or clarifications of any information in this RFP will be published as a written addendum on the Agency’s website: https://www.ci.oswego.or.us/lora. The Agency will also attempt to provide updates to parties who identify themselves as interested parties, but the Agency is under no obligation to do so. Evaluation Criteria The evaluation committee will rank firms based upon the points awarded for the written submittal and interviews (if interviews are held). All complete submissions will be reviewed for: 1. Demonstrated success of assigned team members in development of a boutique hotel and tenanting of high-quality mixed-use development projects. (Maximum 25 points) 2. Development concept that responds to the Development Objectives in this RFP. (Maximum 25 points) 3. Funding plan showing financial capacity to complete the proposed development including ability to secure financing for this project. (Maximum 25 points) 4. Demonstrated ability to work with public agencies, neighborhood groups and business organizations to develop broad public support for development projects. (Maximum 15 points) 5. Project schedule. (Maximum 5 points) 6. References. (Maximum 5 points) First Street North Anchor Mixed-Use and Hotel Redevelopment RFP 12 LORA will hold interviews with up to the top three proposers. The purpose of the interview is to provide firms with an opportunity to further explain and clarify aspects of their writte n proposals as well as address questions from members of the evaluation committee. The committee may award up to an additional 100 points based upon the interview responses. Proposers should plan on being available the week of February 24-28 for interviews. Selection Process The following is a tentative schedule for the selection process: Release of the RFP November 13, 2019 Pre-proposal Meeting and Site Visit (non-mandatory) December 4, 2019 Deadline for RFP Questions and objections to Qualification Specification January 24, 2020 Submissions Due February 7, 2020 Submittal Evaluation and Interviews February 28, 2020 Board Authorization to Negotiate with Selected Developer March 17, 2020 DDA Negotiations and Execution Spring - Fall 2020 First Street North Anchor Mixed-Use and Hotel Redevelopment RFP 13 4. CONDITIONS FOR REQUEST FOR PROPOSALS The following are specific conditions for the RFP: This RFP is not a request for competitive proposals and is not subject to the Oregon Public Contracting Code (ORS Ch. 279A or ORS 279B). The Agency reserves the right in its sole discretion to accept or reject responses to this RFP, without cause. LORA reserves the right to modify the selection process outlined in this RFP and will publish any modification on the Agency’s website: https://www.ci.oswego.or.us/lora/north-anchor-project; the Agency may also attempt to notify those who indicate intent to submit a response, but is under no obligation to do so. No representation or warranty is made to the accuracy of information provided in or linked to this RFP. RFP respondents are advised not to contact members of the Lake Oswego Redevelopment Agency Board (who are also members of the City Council) regarding this RFP. All submissions will become the property of LORA and will be subject to public inspection according to the Oregon Public Records Law. If a respondent believes that a specific portion of its submission constitutes a proprietary “trade secret” or confidential information under Oregon Public Records Law, and is therefore exempt from disclosure, that portion should be clearly identified as a “trade secret” or “confidential.” Proposers should contact LORA in advance of submitting such information to determine if LORA concurs that the type of information will qualify. All such labeled information that in LORA’s determination qualifies under Oregon law will, to the extent permitted by law, be held in confidence and used only in the evaluation process for this RFP. LORA may disclose such information to both governmental and nongovernmental evaluators. In such case, the evaluators will be required to agree to maintain confidentiality. If a request is made for disclosure of material that is marked “trade secret” or “confidential,” and accepted by LORA as such, LORA will notify the proposer of the request and may tender defense of the request to the proposer. If tendered, the proposer shall indemnify LORA from any costs and or attorney’s fees awarded against LORA. LORA makes no representation that a project developed in response to this RFP will or will not be considered a “public improvement” project or “public works” project, for purposes of compliance with public contracting requirements or prevailing wage laws. LORA will not pay any third-party brokerage fees on transactions that result from this RFP. All press releases regarding the RFP shall be approved by LORA prior to release. First Street North Anchor Mixed-Use and Hotel Redevelopment RFP 14 5. APPENDICES A. East End Redevelopment Plan (Updated 18th Amendment, effective 2/24/15) B. North Anchor Project Site Map C. 2010 North Anchor Feasibility Study Reports: i. Market and Demographic Research ii. Transportation Systems Analysis iii. Utilities D. Lake Oswego Retail Market Analysis (January 2013) E. Lake Oswego Baseline Population Analysis (August 2010) F. North Anchor Public Forum Results (January 2015) G. “Open City Hall” City Webpage - North Anchor Question (January 2015) H. First Addition/Forest Hills Neighborhood Association 2015 Neighborhood Survey I. Lake Oswego Community Development Code – Downtown Redevelopment Design District (50.05.004) J. Traffic Impact Analysis, DKS Associates (January 2017) K. Environmental Site Assessments: a. 500 First Street Phase I ESA Report b. 525 First Street Phase I ESA Report c. 33-41 B Ave Phase I ESA Report d. 33-41 B Ave Limited Phase II ESA Report e. 504 State Street / 27 B Avenue Phase II ESA Report L. Department of Environmental Quality Pathway to Closure Letter (April 2014) Request for Qualifications: First Street North Anchor Mixed-use and Hotel Redevelopment February 7, 2020 February 7, 2020 Sidaro Sin Lake Oswego Redevelopment Agency PO Box 369 380 A Avenue Lake Oswego, OR 97034 RE: RFP - First Street North Anchor Mixed-Use and Hotel Redevelopment Opportunity Dear Sid and Members of the Selection Committee, Urban Development + Partners (UD+P) is thrilled to submit this proposal outlining our vision for the First Street North Anchor Redevelopment Opportunity in Lake Oswego. Our proposal outlines three key uses for the site, including a new boutique hotel, a residential mixed-use building, and creative office space, all anchored by active ground floor uses. For this project, we have partnered with the team behind the Atticus Hotel in McMinnville, a locally owned and operated, luxury lifestyle property that will translate beautifully in Lake Oswego and become a key amenity for the downtown and the entire community. The design and operations team behind the Atticus Hotel is committed to our team and the greater vision we have for the entire site and will be key members of the development team throughout the process. In addition, we have had very positive conversations with the owner/ operator of Red Hills Kitchen at the Atticus in McMinnville about opening another location of this unique, Northwest-inspired restaurant, which would be an exciting new dining option not only for hotel guests but for the local community as well. In addition to the development of a 51-room Atticus Hotel, UD+P is proposing a 45-unit apartment building on the east corner of 1st Street and B Avenue, and a 46,500 square foot office building on the parcel at the corner of B Avenue and State Street. UD+P offers a unique value proposition as a partner for the City of Lake Oswego on this project. Over the past dozen years, we have developed projects that have truly transformed neighborhoods and created a sense of place where little existed before. We are extremely proud of the way our work has contributed to the vitality and sense of community along Portland’s SE Division Street and in the Central Eastside Industrial District, and we are eager to bring this approach to Lake Oswego’s downtown. Our value proposition as a partner is further strengthened by our access to capital to finance this project. UD+P raises and manages its own equity funds, and has raised and deployed over $100M in real estate project equity since its inception in 2006. We are currently deploying capital from an open fund projected to raise approximately $50M in equity. This fund has the capacity to include the projects we are proposing in Lake Oswego. Our design team is led by Hacker, a partner we trust and with whom we have executed numerous successful projects. Hacker’s creative, innovative and human-focused design is well-aligned with the City of Lake Oswego’s goals for this site and together our team will produce a beautiful yet feasible program for the project. We believe our proposal contemplates a mix of uses that will bring the greatest impact to downtown Lake Oswego while being appropriately scaled and considerate of adjacent uses and future development opportunities. We gave considerable thought to the density configuration and strategy for the site and are confident that our proposal represents an innovative, creative approach to Lake Oswego’s next wave of development, with strong consideration of how the city will continue to grow into the future. We look forward to hearing from you regarding our proposal and to the opportunity to discuss with you and your selection team in person. Sincerely, Sarah Zahn Director of Development Urban Development + Partners (503) 278-3443 – direct phone sarah.zahn@udplp.com 116 NE 6th Avenue, Suite 400 Portland, Oregon 97232 v 503-946-3265 udplp.com Table of contents Part I: Cover letter Part II: Development team & statement of qualifications Part III: Development concept Part IV: Funding plan & financial capacity Part V: Public outreach plan Part VI: Proposed development schedule Part VII: References Appendices Hacker | Architect Hacker is a studio of 60+ united by a desire to create spaces that enrich the world – spaces that make us feel more connected to the landscape, each other and ourselves. Our devotion to craft and 30+ year history of environmentally progressive design, our expressive use of materials and natural light – above all, our reputation for seeking clarity and meaning in every aspect of the work – has earned us international, national, and regional design awards, top prizes in three national design competitions, and publication internationally. In 2019 Hacker was ranked the #31 firm in the nation by ARCHITECT magazine, and in 2013 named the American Institute of Architect’s Northwest & Pacific Region Firm of the Year. Corey Martin | Design Principal Matt Sugarbaker | Project Manager UD+P | Developer Founded in 2006, UD+P is a real estate development, investment and property management firmed based in Portland, OR. For UD+P, a great real estate opportunity is one that benefits communities, tenants, neighbors, local businesses and the environment. Our hands-on approach to financing, designing, constructing and managing properties is based on a long-term vision for our business and we are committed to operating in a way that supports the character and vitality of the cities and people we serve. Sarah Zahn | Development Director Anthony Stohl | Asset Manager Theresa Nute | Investor Relations Manager Megan Crosby | Director of Operations Atticus Hotel | Hotel owner & operator The Atticus Hotel is one of two brands created by Live McMinnville, LLC, an independently owned and operated boutique lodging company founded in 2010 and headquartered in McMinnville, Oregon. Launched in April of 2018, McMinnville’s Atticus Hotel is a 36 room luxury lifestyle hotel that’s grown out of the roots of the local community, and is dedicated to carefully curating local history, art and products into an intentionally intimate and personal luxury experience. Named the #1 Wine Country Hotel in America by USAToday, the Atticus Hotel has received rave reviews from publications ranging from Forbes to Conde Nast and the LA Times, as well as an aggregate five star rating on TripAdvisor. Erin Stephenson | Partner Brian Shea | Partner Ben Perle | Partner, General Manager Nathan Cooprider | Hotel Architect Christina Tello | Interior Designer II: Development team | Key team members 4 *See appendix for complete key team member resumes II: Development team | Development team organization chart Corey Martin, Design Principal Delivers design that reflects the aspirations of Lake Oswego | Lead the Hacker design team on the residential and office buildings of the project Lake Oswego Redevelopment Agency HackerArchitectHotel Operations TeamLORA Stakeholders Urban Development + PartnersDeveloperSarah Zahn, Development Director Primary contact throughout the development process | Manages design, due diligence, schedule & budget | Coordinates activities with all of the team members including architect, consultants and contractors | Authorized to negotiate on behalf of the team Anthony Stohl, Asset Manager Performs financial analysis and modeling for the transaction | Secures debt financing for the project Theresa Nute, Investor Relations Manager Identifies equity funds for project | Manages investor relations Megan Crosby, Director of Operations Performs market analysis | Provides operating budgets | Creates and oversees marketing and leasing plans for project Eric Cress, Principal Avi Ben-Zaken, Principal Matt Sugarbaker, AIA Project Manager | Manage the design team for the residential and office buildings | Coordinate direclty with Sarah | Work with Nathan on overall site plan Erin Stephenson, Hotel Partner Project management | Brand implementation Brian Shea, Hotel Partner Property management | Technological systems Ben Perle, Hotel Partner Hotel operations | Revenue management Nathan Cooprider, RA Hotel architect | Collaborate with Hacker on site plan | Coordinate design directly with Sarah Christina Tello, NCIDQ, LEED AP Hotel interior design | Collaborate with Nathan and hotel team to deliver hotel designHotel Design Team5 UD+P 550 SE MLK DECEMBER 2019GBD ARCHITECTS . LANGO HANSEN LANDSCAPE ARCHITECTS COURTYARD Urban Development + Partners is developing an independent, boutique hotel that will be an anchor in the rapidly evolving Central Eastside neighborhood in Portland. This unique project is being developed in two phases. The first phase, currently under construction and scheduled to open in August 2020, is an extensive renovation of a historic landmark building that will encompass 57 hotel rooms and a thoughtfully curated food and beverage program on the ground-floor. The second phase begins construction in summer 2020 and will add another 151 hotel rooms, ground- floor retail and a shared courtyard, additional event space and a rooftop lounge open to locals and guests alike. Grand Avenue Hotel (Phase 1 - renovation) • Historic landmark renovation • 57 hotel rooms • Ground-floor restaurant, bar and lounge • Meeting space • Restaurant by local Portland restauranteur II: Development team qualifications | Hotel development and operations experience Grand Avenue Hotel (Phase 2 - New construction) • 151 hotel rooms in new building • Outdoor courtyard • Additional event and meeting space • Ground-floor retail • Rooftop lounge 6 Urban Development Partners and the owners of McMinnville’s Atticus Hotel have teamed up for this opportunity to develop and design a new independently owned and operated, full service boutique hotel that will be a direct reflection of the character of the Lake Oswego community. The vision for a new hotel at the North Anchor is one of understated luxury, with unique, carefully appointed rooms and amenities, and a vibrant and exciting dining and drinking experience that will cater to visitors and locals alike. Whether visiting on business, to see family, or to attend a special event, guests at the new Atticus Hotel Lake Oswego will be treated to a unique, customized and highly personal stay in the heart of downtown Lake Oswego. Atticus Hotel • 36 luxury rooms • Red Hills Kitchen and market on ground floor • Nathan Cooprider - Architect • Christina Tello - Interior Designer II: Development team qualifications | Hotel development and operations experience 7 II: Development team qualifications | Residential mixed-use infill experience SE Division Residential Hub Developed by UD+P with Hacker • 2 LEED Platinum residential buildings • Retail encouraging pedestrian activity • Vibrant ground floor restaurants • Highly marketable residence & retail • 5 residential mixed-use buildings 2 designed by Hacker 3330 SE Division 30,000 SF, 30 units 3339 SE Division 31,000 SF, 37 units Àlmr Developed by UD+P with Emerick Architects • Seamlessly blends modern architecture into historic district • Vibrant blend of retail and residential • Modern finishes and amenities Since its inception in 2006, Urban Development + Partners has focused on developing exceptional, neighborhood scale residential projects that help to activate, enliven and catalyze further growth in the communities in which we work. Whether on SE Division Street, in Northwest Portland’s historic Alphabet District, or in the rapidly changing Central Eastside, UD+P strives to respond to the neighborhood context with its residential buildings. 2112 NW Irving 87,000 SF, 57 units 8 II: Development team qualifications | Commercial mixed-use infill experience UD+P has developed a number of small to mid-sized commercial infill buildings that effectively respond to neighborhood context and scale. Whether new construction or adaptive-reuse of existing structures, UD+P’s focus on exceptional design and excellent quality indoor environment for building occupants has resulted in highly desirable and successful office projects. District Office Developed by UD+P with Hacker • 90,000 sf • 6-story Cross Laminated Timber (CLT) office • Ground-floor retail and restaurant • Connection to views and outdoors with generous ceiling heights • Indoor/outdoor deck spaces on each floor Framework Developed by UD+P with W.PA • 25,000 sf, flexible office space • Completed in 2015 • Designed as a tribute to Portland’s industrial history • Sustainably sourced heavy timber construction • Active streetscape with retail & restaurant • First-rate facilities for bike commuters, with showers 9 UD+P’s approach to sustainability is guided by four key principles. 3330 SE Division Developed by UD+P with Hacker • 30 residential units, 30,000 sf building • Ground-floor commercial • LEED Platinum certified • Innovative design promotes light and air in residential units • Center courtyard greenspace introduces biophilic design and excellent cross-ventilation Actual Energy-Use shown on right II: Development team qualifications | Sustainable design approach 18.2 Actual EUI 15%25% LIGHTING HOT WATER 10% HEATI NG VENT FANS A P P L IA N C ESP L U G L O ADS &9%40% 5 30 25 50 20 15 10 050 EUICBECSBaseline20 EUI 2030Target N e t Z e r o 18.2 EU I Actual 35 40 45 k B t u / f t 2/YREUIBuilding64% Reductio n fro m N a t i o n a l A verage 9% Additional Reduction 1% COOLING ADAPTIVE REUSE: We renovate existing buildings for new uses, reducing our impact on the environment and preserving a city’s fabric and history. MASS TIMBER: When appropriate, we utilize mass timber in our projects because it combines strength and stability with environmental benefits like energy efficiency and a decreased carbon footprint. Oregon is rapidly becoming a national and international leader in the use of heavy timber products in construction and UD+P will continue to be a strong advocate and partner for the Oregon timber industry. ENERGY AND WATER EFFICIENCY: By making our buildings as energy and water efficient as possible, we’re combating climate change while making spaces more comfortable for our tenants and residents. TRANSIT-ORIENTED INFILL DEVELOPMENT: Urban infill projects make efficient use of land and reduce the need for travel by car. We select projects that promote walkability, reduce car dependence, and encourage biking and other transit alternatives. Energy Use Intensity (EUI) is the total amount of energy a building uses. By 2030, Hacker is driven to design buildings that can fully operate with power generated on-site or by sustainable sources 10 II: Development team qualifications | Public outreach experience Urban Development + Partners is committed to supporting the character and vitality of the cities in which we work. For us, a great real estate opportunity is one that benefits communities, tenants, neighbors, local businesses, and the environment. Our hands-on approach to financing, designing, constructing, and managing properties also includes a high level of engagement with our neighbors, public partners, and other stakeholders during the development process in pursuit of a long-term vision for our business and a commitment to operating in a way that lifts up the businesses and people in our communities. UD+P has adopted a “Neighborhood Engagement Plan” that is overlaid onto every development project. This plan outlines a comprehensive strategy for how we approach and communicate with our development stakeholders. KEY COMPONENTS OF OUR PUBLIC OUTREACH STRATEGY INCLUDE: • Identify all adjacent neighbors and stakeholders (residents, business stakeholders, neighborhood + business associations, community organizations, etc.). • Identify as early as possible any site-specific concerns (easements, traffic, views, equity, and noise). • At project concept phase, create opportunities for all concerns to be identified. • Adhere to a structured schedule to disseminate project information and maintain open feedback channels. • Commit to open dialogue and trust by fulfilling promises made to neighbors. 11 II: Development team qualifications | Public-Private Partnership experience Hacker | Architect Lents Commons Portland, Oregon Partner: Prosper Portland 54 residential units: nine 3-bedroom, six 2-bedroom, 33 1-bedroom Ground-floor commercial / retail 40% affordable, 60% market-rate 66,000 sf Completed January 2018 LEED Gold MWESB Participation: 34% UD+P | Developer Slate Portland, Oregon Partner: Prosper Portland 10-story building 3 office floors 75 residential units Ground-floor retail and restaurants Site awarded through competitive RFP from Prosper Portland Disposition and development agreement for project 500K METRO TOD Grant Awarded 500 Completed January 2016 LEED Gold Hacker | ArchitectUD+P | Developer Beaverton Central City Site Beaverton, Oregon Partner: Beaverton Urban Redevelopment Agency 150,000 sf creative office 30,000 sf retail & restaurant 17,000 sf affordable innovator work space Currently under design Targeting 2030 Energy Use Reduction Path to Net Zero energy use operations Sarah Zahn | Developer *with Gerding Edlen Capital Hill Project Seattle, Washington Partner: Sound Transit 428 residential units / 178 affordable units 30,000 sf retail 200 underground parking spaces Public Plaza - Home of Capital Hill Farmer’s market Gerding Edlen selected to be developer by Sound Transit as part of FTA Project to build Capital Hill Station Opening summer 2020 Targeting LEED Platinum Both UD+P and Hacker have strong track records executing successful projects in partnership with public agencies, including a recently awarded project by the City of Beaverton. Below is a select list of Public-Private Partnership examples. We share your excitement... The North Anchor site provides an exciting opportunity for the community of Lake Oswego to extend and strengthen its vibrant downtown environment. It is clear from the success of the Windward project and other recent building projects in downtown Lake Oswego that the community is excited about and supports a vision for its core as a walkable, vibrant, commercial and residential hub. In preparing our response for this proposal, Urban Development + Partners and Hacker embraced a vision for this site as Lake Oswego’s future: infill design with a thoughtful mix of uses in a density that is appropriate to the scale and character of the surrounding neighborhood. III. Development concept | Introduction and vision We will... Create a vibrant pedestrian experience by strengthening the connection between Millennium Plaza Park and the North Anchor site. Propose a lively mix of uses that includes a boutique hotel, office and residential with active ground floor uses, in response to city and community feedback. Deliver design excellence through the use of high quality materials and thoughtful architecture that celebrates the community and landscape of Lake Oswego. Engage the community effectively and generously to gain broad support throughout the development process. Demonstrate return on public investment, including achievement of economic and livability outcomes, through the use of benchmarks and performance metrics. 13 III. Development concept | Program summary Creative office Boutique hotel Residential Vibrant ground floor uses Create the buzz • Luxury hotel will cater to business, leisure and event travelers • Unique, local and community- oriented design grounded in Lake Oswego community • Excellent food & beverage program will attract locals and visitors alike with fresh, Pacific Northwest flavors • Proven operations team with focus on top notch service 55,000 sf | 51 rooms • New office space will cater to small-to-medium sized businesses wishing to locate in a vibrant urban location seeking Portland alternative • Tenants demand updated, creative office space to attract and retain workforce • Office program brings more daytime uses into downtown creating vibrancy and energy 46,500 sf • Luxury apartment homes create more housing opportunities in a constrained supply market • Thoughtfully appointed homes cater to young professionals, relocating families and empty nesters looking to downsize or live in a more urban location • Sustainable design will feature homes designed to maximize indoor air quality, promote energy and water efficiency and maximize light and views 58,900 sf | 45 units • Design ground floor spaces to promote activity at street level • Outdoor seating, large storefronts and retail uses that spill onto the sidewalk • Encourage pedestrians to explore and engage with downtown businesses along retail spines • Promote local and regional businesses through active curation and intentional engagement 10,000 sf Daytime activity Upscale, urban living III. Development concept | Boutique hotel The Atticus Hotel Lake Oswego will be a 51 room boutique hotel located on the corners of B Avenue and 1st Street, on the uppermost parcel of the North Anchor development. The building itself draws on the Atticus Hotel brand’s promise to deliver experiences that both surprise and delight guests, starting with a building that evokes respect for history and community, as well as warm, understated luxury that feels definitively Oregon. • 51 uniquely designed luxury rooms, comprised of a mix of studios & suites • A 2-bedroom, 2.5-bath penthouse • A luxury bunkhouse, catering to event & group travel • Carefully curated local art & furnishings • Welcoming Porte Cochere for all-weather guest arrival • Beautiful hotel lobby with welcome bar 15 Creating an atmosphere imbued with a warm and welcoming brand of hospitality, Atticus Hotel team members greet guests with a glass of bubbly, and welcome community members to enjoy a cup of coffee or a cocktail in the lobby. Atticus Hotel services include: • 24-hour on-site concierge • In-room dining • Valet parking • Bell service • Complimentary 24-hour espresso bar for guests • Custom itineraries • Panoramic views from rooftop seating area • Rooftop umbrellas and lights serve as a beacon III. Development concept | Creating a place for guests and locals 16 III. Development concept | Concept and vision for hotel Atticus Hotel Lake Oswego floor plans The Atticus Hotel Lake Oswego is a place as much for locals as it is for guests. The hotel’s design, amenities, and guest services reflect our belief that visitors get the most of any experience when they have a chance to connect with local community. FIRST FLOOR PLAN LOBBY DINING BAR LOUNGE PATIO - 'GREENHOUSE' HOTEL OFFICE WC WC WC WC KITCHEN BACK-OFHOUSE BACK-OFHOUSEHOUSEKEEPING DESK SERVICE ALLEYTRASH /RECYCLE PORTE COCHERE VALET PARKING FOURTH FLOOR PLAN - 11 ROOMS JAN WC BAR THE ATTIC BARWCB. B. B. B. B.B.B.B.B. ROOFHVAC ROOFHVAC ROOF HVAC ROOF PATIO ROOF PLAN - PATIO Ground floor plan • Grand entry on B Avenue • Corner restaurant dining room • All-season outdoor dining patio • Flexible lounge space with fireplace Fourth floor plan • “Attic” level rooms offer dramatic vaulted ceilings • Attic lounge with access to rooftop above Roof plan • Panoramic views from rooftop seating area • Rooftop umbrellas and lights serve as a beacon 17 III. Development concept | Mixed-use residential UD+P is proposing a mixed-use residential building on the 18,000 square foot parcel on the north- east corner of B Avenue and 1st Street. A central courtyard will promote light and air into the residential units, and sustainable design principles will apply to material selection and result in a highly efficient building. • 58,900 sf • 45 apartment homes (mix of studios, 1 and 1+ bedroom and 2-bedroom homes), • 4,500 sf of retail on the ground level • 45 parking spaces accessed from the alley on the east of the site • Great views 18 III. Development concept | Concept and vision for residential Residential building floor plans Upscale urban living in downtown Lake Oswego. The residential building in the development is four stories in height and will be responsive to the scale and texture of the surrounding buildings. Thoughtful use of materials and high quality design with modern amenities will achieve a high-end feel within the context of the neighborhood. 19 TOTAL STALLS PARKING RETAIL SERVICESTAIRELEVSTAIRSERVICE OFFICE STAIR ELEV STAIR SERVICE COURTYARD PARKING RETAIL LOBBY RETAIL ELEV SERVICE SERVICE STAIR 20 TOTAL STALLS 23 TOTAL STALLS SERVICE STAIR PARKING SERVICE STAIRELEV STAIRSERVICE CORRIDOR OFFICE DEPARTMENT CIRCULATION LOBBY PARKING RETAIL SERVICE UNIT COURTYARD STUDIO 1BR1BR STUDIO 1BR+ STUDIO 1BR 2BR 2BR 1BR+ 1BR+ 1BR+ 1BR 2BR2BRSTAIRELEVSTAIR 76 TOTAL STALLS PARKING ELEVSTAIR STAIRELEV UNDERGROUND PARKING - BOTH SITESSTAIR 19 TOTAL STALLS C C C C C C C C C C PARKING RETAIL SERVICESTAIRELEVSTAIRSERVICE PARKING LOBBY ELEV SERVICE SERVICE STAIR 22 TOTAL STALLSSTAIR COURTYARDRETAIL RETAILALLEY B AVENUE N STATE STREET1ST STREETALLEYB AVENUE N STATE STREET1ST STREETALLEYB AVENUE N STATE STREET1ST STREETALLEYB AVENUE N STATE STREET1ST STREETOFFICE STAIR ELEV STAIR SERVICESERVICE CORRIDOR OFFICE FLOOR PLAN OPTIONSLAKE OSWEGO - UDP DEVELOPMENT AREA BY TYPE NameArea RETAIL OFFICE 15762.63 SF RETAIL 21937.46 SF SERVICE SERVICE 1916.91 SF 90919.97 SF OPTION A CIRCULATION CORRIDOR 6448.25 SF ELEV529.58 SF STAIR1860.00 SF LOBBY LOBBY 1452.09 SF PARKING PARKING 19358.36 SF RETAIL RETAIL 4205.99 SF SERVICE SERVICE 3161.41 SF UNIT 1BR6612.45 SF 1BR+9155.79 SF 2BR9284.00 SF STUDIO 7361.67 SF 69429.60 SF OPTION B CIRCULATION CORRIDOR 6767.57 SF ELEV542.25 SF STAIR1995.03 SF LOBBY LOBBY 1452.84 SF PARKING PARKING 19049.17 SF RETAIL RETAIL 4247.49 SF SERVICE SERVICE 3629.88 SF UNIT 1BR9288.57 SF 1BR+10844.60 SF 2BR9128.68 SF STUDIO 4572.83 SF 71518.92 SF OPTION C CIRCULATION CORRIDOR 8766.08 SF ELEV734.58 SF STAIR2871.50 SF LOBBY LOBBY 2918.84 SF PARKING PARKING 30433.79 SF RETAIL RETAIL 7343.25 SF SERVICE SERVICE 3890.17 SF UNIT 1BR9458.40 SF 1BR+15450.71 SF 2BR12084.44 SF STUDIO 5921.76 SF 99873.53 SF AREA BY TYPE NameArea CIRCULATION STAIR186.00 SF 186.00 SF OFFICE CIRCULATION CORRIDOR 4387.78 SF ELEV706.31 SF STAIR2733.74 SF PARKING PARKING 43475.14 SF TOTAL AREAS Ground floor plan • Two ground-floor retail spaces • Courtyard open to the street • Residential lobby • 22 Parking stalls 19 TOTAL STALLS PARKING RETAIL SERVICESTAIRELEVSTAIRSERVICE OFFICE STAIR ELEV STAIR SERVICE COURTYARD PARKING RETAIL LOBBY RETAIL ELEV SERVICESERVICE STAIR 20 TOTAL STALLS 23 TOTAL STALLS SERVICE STAIR PARKING SERVICE STAIRELEV STAIRSERVICE CORRIDOR OFFICE DEPARTMENT CIRCULATION LOBBY PARKING RETAIL SERVICE UNIT COURTYARD STUDIO1BR1BR STUDIO 1BR+ STUDIO 1BR 2BR 2BR 1BR+ 1BR+ 1BR+ 1BR 2BR2BRSTAIRELEVSTAIR 76 TOTAL STALLS PARKING ELEVSTAIR STAIRELEV UNDERGROUND PARKING - BOTH SITESSTAIR 19 TOTAL STALLS C C C C C C C C C C PARKING RETAIL SERVICESTAIRELEVSTAIRSERVICE PARKING LOBBY ELEV SERVICE SERVICE STAIR 22 TOTAL STALLSSTAIR COURTYARDRETAIL RETAILALLEY B AVENUE N STATE STREET1ST STREETALLEYB AVENUE N STATE STREET1ST STREETALLEYB AVENUE N STATE STREET1ST STREETALLEYB AVENUE N STATE STREET1ST STREETOFFICE STAIR ELEV STAIR SERVICESERVICE CORRIDOR OFFICE FLOOR PLAN OPTIONSLAKE OSWEGO - UDP DEVELOPMENT AREA BY TYPE NameArea RETAIL OFFICE 15762.63 SF RETAIL 21937.46 SF SERVICE SERVICE 1916.91 SF 90919.97 SF OPTION A CIRCULATION CORRIDOR 6448.25 SF ELEV529.58 SF STAIR1860.00 SF LOBBY LOBBY 1452.09 SF PARKING PARKING 19358.36 SF RETAIL RETAIL 4205.99 SF SERVICE SERVICE 3161.41 SF UNIT 1BR6612.45 SF 1BR+9155.79 SF 2BR9284.00 SF STUDIO 7361.67 SF 69429.60 SF OPTION B CIRCULATION CORRIDOR 6767.57 SF ELEV542.25 SF STAIR1995.03 SF LOBBY LOBBY 1452.84 SF PARKING PARKING 19049.17 SF RETAIL RETAIL 4247.49 SF SERVICE SERVICE 3629.88 SF UNIT 1BR9288.57 SF 1BR+10844.60 SF 2BR9128.68 SF STUDIO 4572.83 SF 71518.92 SF OPTION C CIRCULATION CORRIDOR 8766.08 SF ELEV734.58 SF STAIR2871.50 SF LOBBY LOBBY 2918.84 SF PARKING PARKING 30433.79 SF RETAIL RETAIL 7343.25 SF SERVICE SERVICE 3890.17 SF UNIT 1BR9458.40 SF 1BR+15450.71 SF 2BR12084.44 SF STUDIO 5921.76 SF 99873.53 SF AREA BY TYPE NameArea CIRCULATION STAIR186.00 SF 186.00 SF OFFICE CIRCULATION CORRIDOR 4387.78 SF ELEV706.31 SF STAIR2733.74 SF PARKING PARKING 43475.14 SF TOTAL AREAS Floors 2-4 plan • 45 high-end residential units • Internal courtyard for maximizing daylight • Top floor with expansive ceiling heights Mezzanine • 23 Parking stalls 19 TOTAL STALLS PARKING RETAIL SERVICESTAIRELEVSTAIRSERVICE OFFICE STAIR ELEV STAIR SERVICE COURTYARD PARKING RETAIL LOBBY RETAIL ELEV SERVICE SERVICE STAIR 20 TOTAL STALLS 23 TOTAL STALLS SERVICE STAIR PARKING SERVICE STAIRELEV STAIRSERVICE CORRIDOR OFFICE DEPARTMENT CIRCULATION LOBBY PARKING RETAIL SERVICE UNIT COURTYARD STUDIO 1BR1BR STUDIO 1BR+ STUDIO 1BR 2BR 2BR 1BR+ 1BR+ 1BR+ 1BR 2BR2BRSTAIRELEVSTAIR 76 TOTAL STALLS PARKING ELEVSTAIR STAIRELEV UNDERGROUND PARKING - BOTH SITESSTAIR 19 TOTAL STALLS C C C C C C C C C C PARKING RETAIL SERVICESTAIRELEVSTAIRSERVICE PARKING LOBBY ELEV SERVICE SERVICE STAIR 22 TOTAL STALLSSTAIR COURTYARDRETAIL RETAILALLEY B AVENUE N STATE STREET1ST STREETALLEYB AVENUE N STATE STREET1ST STREETALLEYB AVENUE N STATE STREET1ST STREETALLEYB AVENUE N STATE STREET1ST STREETOFFICE STAIR ELEV STAIR SERVICESERVICE CORRIDOR OFFICE FLOOR PLAN OPTIONSLAKE OSWEGO - UDP DEVELOPMENT AREA BY TYPE NameArea RETAIL OFFICE 15762.63 SF RETAIL 21937.46 SF SERVICE SERVICE 1916.91 SF 90919.97 SF OPTION A CIRCULATION CORRIDOR 6448.25 SF ELEV529.58 SF STAIR1860.00 SF LOBBY LOBBY 1452.09 SF PARKING PARKING 19358.36 SF RETAIL RETAIL 4205.99 SF SERVICE SERVICE 3161.41 SF UNIT 1BR6612.45 SF 1BR+9155.79 SF 2BR9284.00 SF STUDIO 7361.67 SF 69429.60 SF OPTION B CIRCULATION CORRIDOR 6767.57 SF ELEV542.25 SF STAIR1995.03 SF LOBBY LOBBY 1452.84 SF PARKING PARKING 19049.17 SF RETAIL RETAIL 4247.49 SF SERVICE SERVICE 3629.88 SF UNIT 1BR9288.57 SF 1BR+10844.60 SF 2BR9128.68 SF STUDIO 4572.83 SF 71518.92 SF OPTION C CIRCULATION CORRIDOR 8766.08 SF ELEV734.58 SF STAIR2871.50 SF LOBBY LOBBY 2918.84 SF PARKING PARKING 30433.79 SF RETAIL RETAIL 7343.25 SF SERVICE SERVICE 3890.17 SF UNIT 1BR9458.40 SF 1BR+15450.71 SF 2BR12084.44 SF STUDIO 5921.76 SF 99873.53 SF AREA BY TYPE NameArea CIRCULATION STAIR186.00 SF 186.00 SF OFFICE CIRCULATION CORRIDOR 4387.78 SF ELEV706.31 SF STAIR2733.74 SF PARKING PARKING 43475.14 SF TOTAL AREAS 19 III. Development concept | Mixed-use creative office space On the 12,000 square foot parcel at the corner of B Avenue and State Street, UD+P proposes to build a 40,000 square foot mixed use creative office building. Taking cues from our Framework and District Office buildings, we will use heavy timber construction to create a beautiful office environment that will serve as a beacon upon entry from the north on Highway 43 into Lake Oswego. • Approximately 30,000 sf of office space • 3,300 sf retail • 19 parking spaces • Designed to attract small and mid-sized businesses who may be seeking a “Portland alternative” location that offers walkability and urban amenities • Rooftop terrace for a direct connection to nature 20 III. Development concept | Concept and vision for office Office building floor plans A new creative office space with open floor plans and top floor outdoor space will cater to both small and medium sized businesses looking for a vibrant urban setting. Aligning with the goals of Lake Oswego and our design committment, the building will be constructed with high quality materials sourced locally. 19 TOTAL STALLS PARKING RETAIL SERVICESTAIRELEVSTAIRSERVICE OFFICE STAIR ELEV STAIR SERVICE COURTYARD PARKING RETAIL LOBBY RETAIL ELEV SERVICESERVICE STAIR 20 TOTAL STALLS 23 TOTAL STALLS SERVICE STAIR PARKING SERVICE STAIRELEV STAIRSERVICE CORRIDOR OFFICE DEPARTMENT CIRCULATION LOBBY PARKING RETAIL SERVICE UNIT COURTYARD STUDIO1BR1BR STUDIO 1BR+ STUDIO 1BR 2BR 2BR 1BR+ 1BR+ 1BR+ 1BR 2BR2BRSTAIRELEVSTAIR 76 TOTAL STALLS PARKING ELEVSTAIR STAIRELEV UNDERGROUND PARKING - BOTH SITESSTAIR 19 TOTAL STALLS C C C C C C C C C C PARKING RETAIL SERVICESTAIRELEVSTAIRSERVICE PARKING LOBBY ELEV SERVICE SERVICE STAIR 22 TOTAL STALLSSTAIR COURTYARDRETAIL RETAILALLEY B AVENUE N STATE STREET1ST STREETALLEYB AVENUE N STATE STREET1ST STREETALLEYB AVENUE N STATE STREET1ST STREETALLEYB AVENUE N STATE STREET1ST STREETOFFICE STAIR ELEV STAIR SERVICESERVICE CORRIDOR OFFICE FLOOR PLAN OPTIONSLAKE OSWEGO - UDP DEVELOPMENT AREA BY TYPE NameArea RETAIL OFFICE 15762.63 SF RETAIL 21937.46 SF SERVICE SERVICE 1916.91 SF 90919.97 SF OPTION A CIRCULATION CORRIDOR 6448.25 SF ELEV529.58 SF STAIR1860.00 SF LOBBY LOBBY 1452.09 SF PARKING PARKING 19358.36 SF RETAIL RETAIL 4205.99 SF SERVICE SERVICE 3161.41 SF UNIT 1BR6612.45 SF 1BR+9155.79 SF 2BR9284.00 SF STUDIO 7361.67 SF 69429.60 SF OPTION B CIRCULATION CORRIDOR 6767.57 SF ELEV542.25 SF STAIR1995.03 SF LOBBY LOBBY 1452.84 SF PARKING PARKING 19049.17 SF RETAIL RETAIL 4247.49 SF SERVICE SERVICE 3629.88 SF UNIT 1BR9288.57 SF 1BR+10844.60 SF 2BR9128.68 SF STUDIO 4572.83 SF 71518.92 SF OPTION C CIRCULATION CORRIDOR 8766.08 SF ELEV734.58 SF STAIR2871.50 SF LOBBY LOBBY 2918.84 SF PARKING PARKING 30433.79 SF RETAIL RETAIL 7343.25 SF SERVICE SERVICE 3890.17 SF UNIT 1BR9458.40 SF 1BR+15450.71 SF 2BR12084.44 SF STUDIO 5921.76 SF 99873.53 SF AREA BY TYPE NameArea CIRCULATION STAIR186.00 SF 186.00 SF OFFICE CIRCULATION CORRIDOR 4387.78 SF ELEV706.31 SF STAIR2733.74 SF PARKING PARKING 43475.14 SF TOTAL AREAS Ground-floor plan • Ground-floor retail • 19 Parking stalls 19 TOTAL STALLS PARKING RETAIL SERVICESTAIRELEVSTAIRSERVICE OFFICE STAIR ELEV STAIR SERVICE COURTYARD PARKING RETAIL LOBBY RETAIL ELEV SERVICESERVICE STAIR 20 TOTAL STALLS 23 TOTAL STALLS SERVICE STAIR PARKING SERVICE STAIRELEV STAIRSERVICE CORRIDOR OFFICE DEPARTMENT CIRCULATION LOBBY PARKING RETAIL SERVICE UNIT COURTYARD STUDIO1BR1BR STUDIO 1BR+ STUDIO 1BR 2BR 2BR 1BR+ 1BR+ 1BR+ 1BR 2BR2BRSTAIRELEVSTAIR 76 TOTAL STALLS PARKING ELEVSTAIR STAIRELEV UNDERGROUND PARKING - BOTH SITESSTAIR 19 TOTAL STALLS C C C C C C C C C C PARKING RETAIL SERVICESTAIRELEVSTAIRSERVICE PARKING LOBBY ELEV SERVICE SERVICE STAIR 22 TOTAL STALLSSTAIR COURTYARDRETAIL RETAILALLEY B AVENUE N STATE STREET1ST STREETALLEYB AVENUE N STATE STREET1ST STREETALLEYB AVENUE N STATE STREET1ST STREETALLEYB AVENUE N STATE STREET1ST STREETOFFICE STAIR ELEV STAIR SERVICESERVICE CORRIDOR OFFICE FLOOR PLAN OPTIONSLAKE OSWEGO - UDP DEVELOPMENT AREA BY TYPE NameArea RETAIL OFFICE 15762.63 SF RETAIL 21937.46 SF SERVICE SERVICE 1916.91 SF 90919.97 SF OPTION A CIRCULATION CORRIDOR 6448.25 SF ELEV529.58 SF STAIR1860.00 SF LOBBY LOBBY 1452.09 SF PARKING PARKING 19358.36 SF RETAIL RETAIL 4205.99 SF SERVICE SERVICE 3161.41 SF UNIT 1BR6612.45 SF 1BR+9155.79 SF 2BR9284.00 SF STUDIO 7361.67 SF 69429.60 SF OPTION B CIRCULATION CORRIDOR 6767.57 SF ELEV542.25 SF STAIR1995.03 SF LOBBY LOBBY 1452.84 SF PARKING PARKING 19049.17 SF RETAIL RETAIL 4247.49 SF SERVICE SERVICE 3629.88 SF UNIT 1BR9288.57 SF 1BR+10844.60 SF 2BR9128.68 SF STUDIO 4572.83 SF 71518.92 SF OPTION C CIRCULATION CORRIDOR 8766.08 SF ELEV734.58 SF STAIR2871.50 SF LOBBY LOBBY 2918.84 SF PARKING PARKING 30433.79 SF RETAIL RETAIL 7343.25 SF SERVICE SERVICE 3890.17 SF UNIT 1BR9458.40 SF 1BR+15450.71 SF 2BR12084.44 SF STUDIO 5921.76 SF 99873.53 SF AREA BY TYPE NameArea CIRCULATION STAIR186.00 SF 186.00 SF OFFICE CIRCULATION CORRIDOR 4387.78 SF ELEV706.31 SF STAIR2733.74 SF PARKING PARKING 43475.14 SF TOTAL AREAS Floors 2-3 plan • Flexible floor plates for multiple tenants 19 TOTAL STALLS PARKING RETAIL SERVICESTAIRELEVSTAIRSERVICE OFFICE STAIR ELEV STAIR SERVICE COURTYARD PARKING RETAIL LOBBY RETAIL ELEV SERVICESERVICE STAIR 20 TOTAL STALLS 23 TOTAL STALLS SERVICE STAIR PARKING SERVICE STAIRELEV STAIRSERVICE CORRIDOR OFFICE DEPARTMENT CIRCULATION LOBBY PARKING RETAIL SERVICE UNIT COURTYARD STUDIO1BR1BR STUDIO 1BR+ STUDIO 1BR 2BR 2BR 1BR+ 1BR+ 1BR+ 1BR 2BR2BRSTAIRELEVSTAIR 76 TOTAL STALLS PARKING ELEVSTAIR STAIRELEV UNDERGROUND PARKING - BOTH SITESSTAIR 19 TOTAL STALLS C C C C C C C C C C PARKING RETAIL SERVICESTAIRELEVSTAIRSERVICE PARKING LOBBY ELEV SERVICE SERVICE STAIR 22 TOTAL STALLSSTAIR COURTYARDRETAIL RETAILALLEY B AVENUE N STATE STREET1ST STREETALLEYB AVENUE N STATE STREET1ST STREETALLEYB AVENUE N STATE STREET1ST STREETALLEYB AVENUE N STATE STREET1ST STREETOFFICE STAIR ELEV STAIR SERVICESERVICE CORRIDOR OFFICE FLOOR PLAN OPTIONSLAKE OSWEGO - UDP DEVELOPMENT AREA BY TYPE NameArea RETAIL OFFICE 15762.63 SF RETAIL 21937.46 SF SERVICE SERVICE 1916.91 SF 90919.97 SF OPTION A CIRCULATION CORRIDOR 6448.25 SF ELEV529.58 SF STAIR1860.00 SF LOBBY LOBBY 1452.09 SF PARKING PARKING 19358.36 SF RETAIL RETAIL 4205.99 SF SERVICE SERVICE 3161.41 SF UNIT 1BR6612.45 SF 1BR+9155.79 SF 2BR9284.00 SF STUDIO 7361.67 SF 69429.60 SF OPTION B CIRCULATION CORRIDOR 6767.57 SF ELEV542.25 SF STAIR1995.03 SF LOBBY LOBBY 1452.84 SF PARKING PARKING 19049.17 SF RETAIL RETAIL 4247.49 SF SERVICE SERVICE 3629.88 SF UNIT 1BR9288.57 SF 1BR+10844.60 SF 2BR9128.68 SF STUDIO 4572.83 SF 71518.92 SF OPTION C CIRCULATION CORRIDOR 8766.08 SF ELEV734.58 SF STAIR2871.50 SF LOBBY LOBBY 2918.84 SF PARKING PARKING 30433.79 SF RETAIL RETAIL 7343.25 SF SERVICE SERVICE 3890.17 SF UNIT 1BR9458.40 SF 1BR+15450.71 SF 2BR12084.44 SF STUDIO 5921.76 SF 99873.53 SF AREA BY TYPE NameArea CIRCULATION STAIR186.00 SF 186.00 SF OFFICE CIRCULATION CORRIDOR 4387.78 SF ELEV706.31 SF STAIR2733.74 SF PARKING PARKING 43475.14 SF TOTAL AREAS Floor 4 plan • Top-floor terrace as building amenityOUTDOOR SPACE 21 III. Development concept | Vibrant ground floor uses Each of our three proposed buildings will boast vibrant ground floor uses designed to activate and enliven the pedestrian zone. At the corner of B Avenue and 1st Street, we envision a lively restaurant anchoring the hotel and inviting visitors and locals alike with a beautiful outdoor eating space and a warm, sophisticated dining and drinking space adjacent to the hotel lobby. To the east, we envision uses that may include health and wellness, fitness, neighborhood services and other restaurant uses such as a casual family brewery. • High ground-floor ceilings • Ability to demise to a variety of sizes and scales • Thoughtful orientation • Active and inviting 22 III. Development concept | Northern anchor for active pedestrian zone In addition to anchoring the north end of downtown Lake Oswego, the development provides vibrant retail on the ground floors encouraging pedestrian activity north along First Street to B Avenue. • Anchor the north end of downtown Lake Oswego • Expand pedestrian activity north along 1st Street from Millennium Plaza Park • Ground-floor retail in each building will contribute to pedestrian activity along B Avenue 23 19 TOTAL STALLS PARKING RETAIL SERVICESTAIRELEVSTAIRSERVICE OFFICE STAIR ELEV STAIR SERVICE COURTYARD PARKING RETAIL LOBBY RETAIL ELEV SERVICE SERVICE STAIR 20 TOTAL STALLS 23 TOTAL STALLS SERVICE STAIR PARKING SERVICE STAIRELEV STAIRSERVICE CORRIDOR OFFICE DEPARTMENT CIRCULATION LOBBY PARKING RETAIL SERVICE UNIT COURTYARD STUDIO 1BR1BR STUDIO 1BR+ STUDIO 1BR 2BR 2BR 1BR+ 1BR+ 1BR+ 1BR 2BR2BRSTAIRELEVSTAIR 76 TOTAL STALLS PARKING ELEVSTAIR STAIRELEV UNDERGROUND PARKING - BOTH SITESSTAIR 19 TOTAL STALLS C C C C C C C C C C PARKING RETAIL SERVICESTAIRELEVSTAIRSERVICE PARKING LOBBY ELEV SERVICE SERVICE STAIR 22 TOTAL STALLSSTAIR COURTYARDRETAIL RETAILALLEY B AVENUE N STATE STREET1ST STREETALLEYB AVENUE N STATE STREET1ST STREETALLEYB AVENUE N STATE STREET1ST STREETALLEYB AVENUE N STATE STREET1ST STREETOFFICE STAIR ELEV STAIR SERVICESERVICE CORRIDOR OFFICE FLOOR PLAN OPTIONSLAKE OSWEGO - UDP DEVELOPMENT AREA BY TYPE Name Area RETAIL OFFICE 15762.63 SF RETAIL 21937.46 SF SERVICE SERVICE 1916.91 SF 90919.97 SF OPTION A CIRCULATION CORRIDOR 6448.25 SF ELEV 529.58 SF STAIR 1860.00 SF LOBBY LOBBY 1452.09 SF PARKING PARKING 19358.36 SF RETAIL RETAIL 4205.99 SF SERVICE SERVICE 3161.41 SF UNIT 1BR 6612.45 SF 1BR+9155.79 SF 2BR 9284.00 SF STUDIO 7361.67 SF 69429.60 SF OPTION B CIRCULATION CORRIDOR 6767.57 SF ELEV 542.25 SF STAIR 1995.03 SF LOBBY LOBBY 1452.84 SF PARKING PARKING 19049.17 SF RETAIL RETAIL 4247.49 SF SERVICE SERVICE 3629.88 SF UNIT 1BR 9288.57 SF 1BR+10844.60 SF 2BR 9128.68 SF STUDIO 4572.83 SF 71518.92 SF OPTION C CIRCULATION CORRIDOR 8766.08 SF ELEV 734.58 SF STAIR 2871.50 SF LOBBY LOBBY 2918.84 SF PARKING PARKING 30433.79 SF RETAIL RETAIL 7343.25 SF SERVICE SERVICE 3890.17 SF UNIT 1BR 9458.40 SF 1BR+15450.71 SF 2BR 12084.44 SF STUDIO 5921.76 SF 99873.53 SF AREA BY TYPE Name Area CIRCULATION STAIR 186.00 SF 186.00 SF OFFICE CIRCULATION CORRIDOR 4387.78 SF ELEV 706.31 SF STAIR 2733.74 SF PARKING PARKING 43475.14 SF TOTAL AREAS 19 TOTAL STALLS PARKING RETAIL SERVICESTAIRELEVSTAIRSERVICE OFFICE STAIR ELEV STAIR SERVICE COURTYARD PARKING RETAIL LOBBY RETAIL ELEV SERVICE SERVICE STAIR 20 TOTAL STALLS 23 TOTAL STALLS SERVICE STAIR PARKING SERVICE STAIRELEV STAIRSERVICE CORRIDOR OFFICE DEPARTMENT CIRCULATION LOBBY PARKING RETAIL SERVICE UNIT COURTYARD STUDIO 1BR1BR STUDIO 1BR+ STUDIO 1BR 2BR 2BR 1BR+ 1BR+ 1BR+ 1BR 2BR2BRSTAIRELEVSTAIR 76 TOTAL STALLS PARKING ELEVSTAIR STAIRELEV UNDERGROUND PARKING - BOTH SITESSTAIR 19 TOTAL STALLS C C C C C C C C C C PARKING RETAIL SERVICESTAIRELEVSTAIRSERVICE PARKING LOBBY ELEV SERVICE SERVICE STAIR 22 TOTAL STALLSSTAIR COURTYARDRETAIL RETAILALLEY B AVENUE N STATE STREET1ST STREETALLEYB AVENUE N STATE STREET1ST STREETALLEYB AVENUE N STATE STREET1ST STREETALLEYB AVENUE N STATE STREET1ST STREETOFFICE STAIR ELEV STAIR SERVICESERVICE CORRIDOR OFFICE FLOOR PLAN OPTIONSLAKE OSWEGO - UDP DEVELOPMENT AREA BY TYPE Name Area RETAIL OFFICE 15762.63 SF RETAIL 21937.46 SF SERVICE SERVICE 1916.91 SF 90919.97 SF OPTION A CIRCULATION CORRIDOR 6448.25 SF ELEV 529.58 SF STAIR 1860.00 SF LOBBY LOBBY 1452.09 SF PARKING PARKING 19358.36 SF RETAIL RETAIL 4205.99 SF SERVICE SERVICE 3161.41 SF UNIT 1BR 6612.45 SF 1BR+9155.79 SF 2BR 9284.00 SF STUDIO 7361.67 SF 69429.60 SF OPTION B CIRCULATION CORRIDOR 6767.57 SF ELEV 542.25 SF STAIR 1995.03 SF LOBBY LOBBY 1452.84 SF PARKING PARKING 19049.17 SF RETAIL RETAIL 4247.49 SF SERVICE SERVICE 3629.88 SF UNIT 1BR 9288.57 SF 1BR+10844.60 SF 2BR 9128.68 SF STUDIO 4572.83 SF 71518.92 SF OPTION C CIRCULATION CORRIDOR 8766.08 SF ELEV 734.58 SF STAIR 2871.50 SF LOBBY LOBBY 2918.84 SF PARKING PARKING 30433.79 SF RETAIL RETAIL 7343.25 SF SERVICE SERVICE 3890.17 SF UNIT 1BR 9458.40 SF 1BR+15450.71 SF 2BR 12084.44 SF STUDIO 5921.76 SF 99873.53 SF AREA BY TYPE Name Area CIRCULATION STAIR 186.00 SF 186.00 SF OFFICE CIRCULATION CORRIDOR 4387.78 SF ELEV 706.31 SF STAIR 2733.74 SF PARKING PARKING 43475.14 SF TOTAL AREAS Underground parking - both sites 19 TOTAL STALLS PARKING RETAIL SERVICESTAIRELEVSTAIRSERVICE OFFICE STAIR ELEV STAIR SERVICE COURTYARD PARKING RETAIL LOBBY RETAIL ELEV SERVICE SERVICE STAIR 20 TOTAL STALLS 23 TOTAL STALLS SERVICE STAIR PARKING SERVICE STAIRELEV STAIRSERVICE CORRIDOR OFFICE DEPARTMENT CIRCULATION LOBBY PARKING RETAIL SERVICE UNIT COURTYARD STUDIO 1BR1BR STUDIO 1BR+ STUDIO 1BR 2BR 2BR 1BR+ 1BR+ 1BR+ 1BR 2BR2BRSTAIRELEVSTAIR 76 TOTAL STALLS PARKING ELEVSTAIR STAIRELEV UNDERGROUND PARKING - BOTH SITESSTAIR 19 TOTAL STALLS C C C C C C C C C C PARKING RETAIL SERVICESTAIRELEVSTAIRSERVICE PARKING LOBBY ELEV SERVICE SERVICE STAIR 22 TOTAL STALLSSTAIR COURTYARDRETAIL RETAILALLEY B AVENUE N STATE STREET1ST STREETALLEYB AVENUE N STATE STREET1ST STREETALLEYB AVENUE N STATE STREET1ST STREETALLEYB AVENUE N STATE STREET1ST STREETOFFICE STAIR ELEV STAIR SERVICESERVICE CORRIDOR OFFICE FLOOR PLAN OPTIONSLAKE OSWEGO - UDP DEVELOPMENT AREA BY TYPE NameArea RETAIL OFFICE 15762.63 SF RETAIL 21937.46 SF SERVICE SERVICE 1916.91 SF 90919.97 SF OPTION A CIRCULATION CORRIDOR 6448.25 SF ELEV529.58 SF STAIR1860.00 SF LOBBY LOBBY 1452.09 SF PARKING PARKING 19358.36 SF RETAIL RETAIL 4205.99 SF SERVICE SERVICE 3161.41 SF UNIT 1BR6612.45 SF 1BR+9155.79 SF 2BR9284.00 SF STUDIO 7361.67 SF 69429.60 SF OPTION B CIRCULATION CORRIDOR 6767.57 SF ELEV542.25 SF STAIR1995.03 SF LOBBY LOBBY 1452.84 SF PARKING PARKING 19049.17 SF RETAIL RETAIL 4247.49 SF SERVICE SERVICE 3629.88 SF UNIT 1BR9288.57 SF 1BR+10844.60 SF 2BR9128.68 SF STUDIO 4572.83 SF 71518.92 SF OPTION C CIRCULATION CORRIDOR 8766.08 SF ELEV734.58 SF STAIR2871.50 SF LOBBY LOBBY 2918.84 SF PARKING PARKING 30433.79 SF RETAIL RETAIL 7343.25 SF SERVICE SERVICE 3890.17 SF UNIT 1BR9458.40 SF 1BR+15450.71 SF 2BR12084.44 SF STUDIO 5921.76 SF 99873.53 SF AREA BY TYPE NameArea CIRCULATION STAIR186.00 SF 186.00 SF OFFICE CIRCULATION CORRIDOR 4387.78 SF ELEV706.31 SF STAIR2733.74 SF PARKING PARKING 43475.14 SF TOTAL AREAS We also conducted an analysis of a project that uses city code as the baseline for a parking design. Based on our proposed use assumptions and square footages, current zoning code requires: • 33 hotel parking spaces • 19 restaurant parking spaces • 37 residential parking spaces • 9 retail parking spaces for the residential building • 57 office parking spaces • 7 retail parking spaces for the commercial building TOTAL: 162 parking spaces By adding a full floor of below-grade parking at the residential and office building, we can increase the parking count to a total of 138 spaces. The only way for additional parking to be constructed beyond our optimal scenario described prior is through a significant subsidy to the project from the city of Lake Oswego, in the form of land write-down and/or other sources. This is a choice and a discussion we will need to have with the city and the community as the project progresses. Residential - Mezzanine Office - Level 2 Residential - Ground floor Office - Ground floor III. Development concept | Parking For development in urban settings, the parking strategy almost always becomes a driver of project design and financing. The North Anchor site is no different and we are in the position of trying to triangulate the city’s stated goals for density, urban form and active mixed-use with minimum parking requirements. If Lake Oswego’s zoning code did not prescribe parking minimums, our parking strategy would be driven by our analysis of market need and by taking a rational, forward-thinking approach to current and future demand and site capacity Based on our preferred approach, without consideration for zoning requirements, Hacker designed a project that provides for the following: • 45 residential parking stalls (providing a 1:1 ratio of parking spaces to residential units) • 19 office parking stalls (0.63 spaces per 1,000, but with a shared parking agreement with the residential building such that more parking is available during the day for office occupants and visitors) • A hotel parking strategy that provides for minimal on-site parking spaces but accommodates hotel parking through valet agreements for other available parking lots in the district. Research shows that hotel valet serves roughly 50% of occupied rooms on a given night. • Total hotel rooms: 51 • Average occupancy: 75% (38 rooms) • Nightly parking need: 19 spaces In our analysis, there is minimal to no need to provide for off-street retail parking with the availability of short- term street parking and a city-owned and managed public parking lot immediately across the street. Further, our analysis shows a project with the above parking is both feasible and financeable. Beyond these requirements, we will be forced to make significant trade-offs in design or rely on the city for project subsidy. 24 Root Whole Body III. Development concept | Initial retail partners See full letters of support in appendix. Red Hills Kitchen 25 IV. Funding plan and financial capability | Framework for project funding Parking As described in an earlier section, we have underwritten the project with less parking than required under current zoning code based on two factors. First, we we believe the market need for parking is significantly lower than the parking ratio prescribed in the current code. Further, our preliminary financial analysis shows that the project can only support the proposed amount of structured parking. If the project is required to add an additional level of below-grade parking, this would have a significant impact on the financial performance of the project and require some public subsidy either in the form of a land write-down or other source. Environmental Remediation We understand that the site at the corner of B Avenue and State Street has some legacy environmental concerns and requires some mitigation and/or cleanup. Our analysis does not currently assume significant costs for this cleanup. If there are significant costs associated with mitigation, this will likely be another area where our ability to pay full market value for the land is impacted. Significant Public Right of Way Improvements Our analysis includes a “typical” line item for right-of- way work such as installing new sidewalks, curbs and gutters. If the city desires to extend the typical public improvements along 1st Avenue this is another area that may require some city funding support. Capital Sources - Debt Our proposed capital sources for the project include debt (construction- permanent debt with an assumed refinancing at year 3-5) at terms that are similar to recent projects executed by UD+P. We have a longstanding relationship with First Republic Bank in Portland, which has provided construction loan financing to us on several of our recent projects including District Office (under construction), The Grand Avenue Hotel (under construction), Killingsworth Apartments (under construction) and Àlmr (completed in December 2018). A letter of interest in this project from First Republic Bank is included in the Appendix. Capital Sources – Equity Urban Development + Partners will meet the equity requirement for the Lake Oswego project through an equity deployment from its Tabor IV fund. This fund is currently open and projected to raise $50M in equity that will be invested across 5 to 6 projects. We project the equity need for the Lake Oswego project to total approximately $23 to $26M depending upon final leverage. This is a reasonable and achievable total equity goal based on UD+P’s past funds and investor interest. Unlike most other developers, who must raise capital from external sources on a project-by-project basis for each new project they take on, UD+P enjoys discretion and autonomy when it comes to our investment choices. Our baseline analysis of the project assumes payment to the city for land and no additional public investment in the project; however, there are a number of factors that may impact our ability to pay market value for the land and require additional public dollars directed towards the project. 26 IV. Funding plan and financial capability | UD+P’s Investment Funds Urban Development + Partner’s unique model, which is described in more detail in the Fund Overview Document included in the Appendix, links our success directly to the success of our investors. We completely eliminate annual asset management fees, significantly reduce development fees and tie the majority of compensation to performance. By aligning compensation with project performance, the UD+P model results in less risk for investors, and in better buildings for the community. When our capital partners invest with us, they are investing in artfully constructed, income-producing real estate that is designed and constructed to last for generations. By connecting investors directly to community assets with long-term value, we have created a more efficient and responsible investment structure. UD+P has the track record, investor relationships, and experienced team to successfully assemble the required financing for the Lake Oswego project. Our unique model and loyal investors make us highly nimble and the envy of many developers in the market today. **To demonstrate financial capacity, we are providing a copy of our Fund balance sheets under a separate cover. These are confidential and we request that they not be duplicated. Urban Development + Partners has successfully capitalized six investment funds deploying $100M of investor capital. By consistently achieving exemplary financial results, without compromising building quality, community support, or business ethos, we’ve fostered a relationship with our investors that makes them proud to do business with us and excited to see how we put their money to work on our next venture. 27 V: Public outreach plan | Neighborhood engagement As described earlier in the proposal, UD+P makes it a priority to effectively engage with community members and stakeholders in the neighborhoods in which it works. For the North Anchor site, UD+P will coordinate closely with the city and the neighborhood and business associations to develop a comprehensive communication strategy and lines of communication throughout the design and construction process. After identifying key stakeholders, UD+P will hold a public meeting to introduce the development team and discuss its early concept design for the site. We find this early meeting builds trust and establishes open communication because we start by showing very high level, general concepts and ideas and ask for input and feedback. This helps us identify any site-specific concerns (such as traffic, parking, easements, views, noise, etc) and allows us to form a plan to address these concerns. Typically we would hold at least one additional community meeting once the design has advanced and prior to submitting for design review approval. Depending on the level of interest and engagement, we may hold more than one meeting, or agree to attend regularly scheduled meeting of the neighborhood or business association to provide periodic updates. We will also develop an open line of communication with stakeholders. Depending on the community, we may create a regular email newsletter (1 per month) and/ or create a Facebook or other social media page where we can post regular updates. This allows us to alert the community to everything from design milestones, upcoming opportunity to attend public meetings on the project, schedule modifications and construction- related activity. If concerns emerge, we hope that this open line of communication that has been established early will help us to quickly mitigate any potential roadblocks in the project. We work hard to identify community “champions” who understand the benefit of the project and who will work among their peers on our behalf, including speaking in favor of projects publicly. Additionally, we see our projects as a way to lift up the local community, whether because we are using local vendors, or through programs such as community art engagement. Finally, throughout the course of the project we commit and re-commit to open dialogue and trust by fulfilling promises made to the community and to neighbors. We expect to own these buildings for many years, and being a good neighbor in the communities where we work is a key part of our core values. 28 VI: Proposed development schedule 2020 J JJM MMFFFM MMAAAJ JJJJJS SSAAAN NNOOOD DD 2021 2022 PROPOSED SCHEDULE Construction (16 months) Building Permit Submission: 75% CD Concept Schematic Design Design Development Construction Documents Design Development Submission Bid, support, alignment, and mockups Schematic Design Submission Scope + Consultant Selection 100% CD Conform Set Submission Pre-Application Conference Completion Date: January 2023 Land-use Review and ApprovalPre-Permit Early pricing Site Plan Submission Building Permit Submission75% CD Identify Community Stakeholders and project specific issues Building Permit Approval DDA Signed Building Permit Bid Support Pricing Submission Bidding andGC Contract Notice to Proceed Public outreach event Begin Monthly Email Updates Public outreach event Public outreach event Development Team Selection Lake Oswego Redevelopment Agency Process Land-use and Permitting Process Bidding Process Construction Process Design Process Exclusive Negotiation Agreement Negotiation of DDA Public Outreach 29 VII: References UD+P References Lisa Abuaf Director of Development and Investment Prosper Portland 503-823-7380 abuafl@prosperportland.us Gus Baum Director of Development Security Properties 503-709-2549 gusb@secprop.com Cheryl Twete Community Development Director City of Beaverton 503-526-2422 ctwete@beavertonoregon.gov Hacker References Patrick Kessi President PHK Development 503-248-9374 pkessi@phkinc.com Seth Henderson Vice President of Project Management Urban Asset Advisors 503-445-7557 seth@uaapdx.com Tom Cody President Project^ 503-260-3740 tom@projectpdx.com Atticus Hotel References Lee Weinstein President Weinstein PR 503-708-0402 lee@weinsteinpr.com Mayor Scott Hill City of McMinnville 503-434-5547 scott.hill@mcminnvilleoregon.gov Jeff Knapp Executive Director Visit McMinnville 503-857-0182 jeff@visitmcminnville.com 30 Appendices 31 Table of contents Developer team resumes Relevant project experience UD+P fund overview Letters of support Sarah Zahn Director of Development UD+P A 2019 addition to the UD+P team, Sarah is an experienced real estate development professional with a passion for projects that strengthen communities and improve the urban environment in which we live. Over her 15+ year career in real estate, Sarah’s project track record includes mixed use infill, multifamily, office, higher education, civic uses and affordable housing. At UD+P, Sarah focuses on new business and acquisition, as well as management of predevelopment of activities and finance. Prior to joining UD+P Sarah spent a decade working in real estate development in Portland, first for a nonprofit affordable housing developer where she oversaw development and management of a 700+ unit portfolio of affordable family housing, and then at Gerding Edlen where spent 5 years working on the firm’s public-private portfolio of projects. Relevant Experience Co-chair of the Women’s Leadership Institute, Urban Land Institute, current Board member, Housing Development Center, current Board member, Oregon Smart Growth, current Portland Housing Advisory Commission, 2011-2018 Theresa Nute Investor Relations Manager UD+P Theresa leads the development of new investor relationships for UD+P. Theresa focuses on developing investor relationships that include Investment Advisors and Family Office executives whose values are aligned with UD+P’s long term, high value approach in the local Portland market. Theresa holds a MBA in Finance from the Kellogg School and Northwestern University and a BS from Oregon State in Information Systems and Engineering. Prior to UD+P, Theresa led business development activities for several healthcare IT companies focused on addressing needs for Government and State Medicaid agencies. She worked on Wall Street as an investment banker for Credit Suisse First Boston in their technology banking unit. Anthony Stohl Asset Manager UD+P Anthony joined us in 2012 with more than 20 years of experience in the financial industry. He is primarily responsible for property acquisitions, sales, and financial reporting. Anthony’s background includes five years at EGM Capital in San Francisco working as a Financial Analyst and Portfolio Manager of a $600MM hedge fund. Most recently, Anthony spent 10 years managing family investment funds. Anthony earned a BS degree from Oregon State University in 1990 and an MBA from the Haas School of Business in Berkeley, California in 1999. He earned his Chartered Financial Analyst (CFA) designation in 1999. 32 Megan joined UD+P in 2016 with more than 13 years of experience in real estate development, sales, marketing and management. As Portfolio Director, she is responsible for the operations and property management of all UD+P Properties. Originally from Chicago, Megan has worked on various large-scale luxury condominium developments and closed them at some of the highest prices per square foot recorded. In addition to development, Megan managed mixed portfolios of Multi-Family and Commercial assets for both Harsch Investment Properties and Greystar. Megan’s diverse experience has taught her how to build strong relationships with all departments at an organization, build on client relationships to provide the highest level of customer service and bring a level of acute analytics to a growing and unique marketplace. Megan Crosby Portfolio Director UD+P Corey Martin Design Principal HACKER Corey joined Hacker in 2011, and his design leadership has guided some our firm’s most innovative and sustainable projects. As an Oregon native, Corey is strongly influence by the unique relationship between the natural and build environment of the Pacific Northwest. His work encompasses a wide variety of project types, and his particular expertise lies in single- and multi-family residential design, office and workplace design, and cultural facility design including performing arts venues, art facilities, and sanctuaries. He has received wide acclaim for creating modern buildings that display a particular sensitivity to the natural environment, daylight, spatial dynamism, and craft. Relevant Experience District Office, Portland, Oregon with UD+P First Tech FCU Corporate Campus, Hillsboro, Oregon Division28 Cohousing, Portland, Oregon with UD+P Basecamp Townhomes, Bend, Oregon Oregon Bach Festival / Berwick Hall, University of Oregon, Eugene, Oregon High Desert Residence, Bend, Oregon Lakeside at Black Butte Ranch, Black Butte, Oregon Unitarian Universalist Fellowship of Central Oregon, Bend, Oregon Matt Sugarbaker Principal, Project Manager AIA HACKER Matt joined Hacker in 2012, and has 24 years of experience as a project architect and construction contract administrator. One of Hacker’s most senior Project Managers, Matt has incredible technical expertise in building detailing and construction documentation and he is a leader in our group of Technical Directors. Matt is deeply dedicated to serving clients and teams, and to connecting each aspect of a design to the overall vision, while maintaining even the most challenging schedules and budgets. His experience includes projects in the civic, public safety, higher education, healthcare, and commercial sectors – ranging from new construction to extensive renovations and additions that interface with existing construction. Relevant Experience District Office, Portland, Oregon with UD+P First Tech FCU Corporate Campus, Hillsboro, Oregon TwentyTwenty, Portland, Oregon Theory33 Apartments, Portland, Oregon Lents Commons, Portland, Oregon adidas North America HQ Canteen & Intersection, Portland, Oregon Member, Design Review Commission, City of Gresham 33 Nathan Cooprider Atticus Hotel Architect NATHAN COOPRIDER ARCHITECT Nathan has 23 years of experience creating buildings that are rooted in place. Excelling at top design firms in Oregon and Hawaii, Nathan has built a reputation as a creative architect with a passion for residential and boutique hospitality projects. A native of Oregon’s Wine Country, Nathan launched his own studio with the design of the KAOS Building, a three-story restaurant and spa with a rooftop patio overlooking McMinnville’s historic main street. The KAOS Building was honored as the Oregon Main Street’s Best New Building of 2015. Nathan’s next project was the Atticus Hotel, which was designed to fit seamlessly into the community, and to embody McMinnville’s unique charm. The result is a uniquely Oregon hospitality experience. Nathan continues to work on projects that contribute to vibrant communities, with an emphasis on hospitality and urban sites in charming Oregon towns. Relevant Experience The Atticus Hotel, McMinnville, Oregon The Barberry Restaurant, McMinnville, Oregon 1882 Grille & Rooftop Bar, McMinnville, Oregon Breathe Body & Spa, McMinnville, Oregon Flanuer Winery & Master Plan, Downtown Carlton, Oregon Erin Stephenson Partner ATTICUS HOTEL Erin Stephenson founded Live McMinnville, LLC in 2009 and has since worked alongside her partners to grow a world-class hospitality company with small town roots. Having earned degrees in History & English from the University of Oregon in 2001, Erin spent the early part of her career in non-profit management, serving as the Executive Director of McMinnville Area Habitat for Humanity and later directing the charitable giving programs for a regional bank. Eventually she indulged her entrepreneurial spirit by going into business for herself, and has never looked back. Erin has received a variety of awards during her career, including Business Leader of the Year, Woman of the Year, the Mayor’s Pillar of the Community award, and others. She chairs the board of directors of Visit McMinnville, and volunteers with Linfield College, the Oregon Community Foundation and several other organizations. Brian Shea joined Live McMinnville, LLC in 2011 as a full partner, bringing years of brand design and commercial real estate management experience to the young company. Having earned a BFA in Graphic Design from Oregon State University in 1997, Brian spent the early part of his career working in Newport Beach, California managing his own graphic design business, taking on projects for clients ranging from Disney to Nike. After moving back home to Oregon in 2005, Brian focused his sights on the world of real estate, managing both commercial and residential projects throughout the Willamette Valley. Brian’s knowledge of commercial real estate, great design aesthetic and entrepreneurial nature make him an essential part of Live McMinnville’s long term vision to thoughtfully grow both the Atticus Hotel brand and the company’s commercial real estate holdings. Brian Shea Partner ATTICUS HOTEL Ben Perle Partner ATTICUS HOTEL Ben Perle joined Live McMinnville, LLC in 2017 as a partner, bringing years of experience working with all aspects of hospitality, from operations to revenue management. Driven by a passion for food and hospitality, Ben earned a degree in Hotel Management and then a Masters in Hospitality from Cornell University’s Paris campus. Post graduation, a fortuitous introduction while working at Disneyland Paris led Ben to take the reigns at a nascent start-up called Chateauform—a unique hotel concept catering to corporate retreats—where he helped launch the first three locations of a company that now has 53 properties world wide. The Pacific Northwest soon came calling though, and Ben moved to Bend, Oregon where he enjoyed a long tenure at Sunriver Resort, eventually serving as Director of Resort Operations. Excited to indulge his creative side, in 2008 Ben jumped at the chance to help create Bend’s first luxury hotel—The Oxford—before moving into a regional role with The Oxford’s parent company, serving as Regional VP of Operations and overseeing properties across the western United States. 34 Atticus Hotel McMinnville, Oregon Completed 2018 36 luxury rooms NATHAN COOPRIDERCHRISTINA TELLO Striking blend of modern and classical design / Artfully crafted hotel to capture McMinnville’s historic charm / Create a modern hotel experience / Thoughtful attention to every detail to create a timeless work of art / A hotel to define an elegant and sophisticated hospitality brand The assignment: 35 36 Feature glulam beams that echo the distinctive look of the signature heavy timber that support the neighboring historical buildings / Use sustainable wood materials / Activate the streetscape with retail and restaurant space / Offer flexible, open spaces that can meet the needs of a variety of tenants / Foster creative partnerships in the neighborhood / Provide tenants with excellent access to the nearby public transit options Framework Portland, Oregon Completed 2015 25,000 sf Creative office UD+P The assignment:37 38 The assignment: District Office Portland, Oregon Expected completion December 2019 90,000 sf HACKERwith UD+P Create comfortable, intimate spaces that foster connection and circulation / Celebrate the building’s mass timber structure / Take design inspiration from traditional industrial workplaces and timber-framed warehouses / Prioritize access to daylight, fresh air, and views to the neighborhood and landscape / Design for flexibility, openness, and adaptability as creative industries continue to change 2018 Portland Design Review Commission, Project of the Year 39 Drawing inspiration from traditional industrial workplaces and timber-framed warehouses, District Office is designed for flexibility, openness, and adaptation over decades as creative industries continue to change. Guided by biophilic design principles and occupant health, this speculative creative office building prioritizes access to natural daylight, connections and views to the neighborhood and landscape, and deeply integrated sustainable design strategies. At six stories, it includes five floors of new creative industrial office space with ground floor retail and restaurant space along an active multi-modal thoroughfare. District Office embraces its mass timber structure: glulam columns and beams and CLT floors are fully visible throughout the interior, a nod to the timber-heavy industrial past of the neighborhood. The light exterior is achieved through a combination of finely textured mortar-washed bricks and ample windows. Double-height spaces are a hallmark of District Office, inspired in part by Hacker’s previous studio in the historic Balfour Guthrie building. Their expansive height lends volume and circulation to the interior environments, and allows tenants to create more intimate office layouts than a typical single-floor plan. When complete, District Office will be the new permanent home for Hacker’s studio. 40 The assignment: Lents Commons Portland, Oregon Partnered with Prosper Portland Completed 2016 66,000 sf 54 residential units | 30% affordable Ground-floor retail HACKER Provide affordable housing without sacrificing quality / Respect the agrarian heritage of the neighborhood with a contemporary design / Create an active streetscape / Focus on providing a sense of place for a revitalized community / Maximize access to daylight and fresh air / Prioritize healthy interiors with non-toxic materials and operable windows 2018 AIA Portland Merit Award 41 Located in the Lents neighborhood of Southeast Portland, this mixed-use multifamily complex includes 54 apartments and ground-floor retail. Residential units range from studios to 3-bedrooms, with affordable housing comprising 30% of units in all sizes. The tree-lined public courtyard serves residential and retail tenants alike, providing respite from the busy roadway and bustling sidewalks. The design concept draws inspiration from the agrarian heritage of Lents, while also taking contemporary cues from the local character of this distinctive Portland neighborhood. 42 The assignment: 3330 Division Portland, Oregon Completed 2016 30,000 sf / 30 units LEED Platinum Ground floor retail HACKERUD+P Focus on light-filled living spaces in every unit / Engage the street with ground floor retail / Design for economical sustainability / Adhere to strict budget while not compromising quality / Design highly marketable small housing units 2015 AIA Portland 2030 Award 2015 AIA Portland Merit Award 43 This 30-unit urban-infill apartment complex, located in close-in Southeast Portland, features 24 one-bedroom and 6 studio units. In an effort to break from the current formula for modern “shotgun” apartments, the design focuses on creating light-filled living spaces in every unit, with large wall-to-wall windows on both the street and interior courtyard-sides. This was accomplished by rotating the plan so all units are on the perimeter, with a large courtyard in the middle. The street level is activated by restaurants and retail. The project is LEED Platinum certified, and is a partnership between HACKER and Urban Development + Partners. 44 URBAN OPPORTUNITY FUND I LEGAL DISCLAIMER These materials do not constitute an offer to sell or a solicitation of an offer to purchase any interest in any investment fund and may not be relied upon by you in evaluating the merits of investing in the proposed investment fund described herein. An offer to invest in Tabor IV LLC (the “Fund”) will only be made only by means of a confidential Private Offering Memorandum to be furnished to prospective qualified investors at a later date, which will contain a description of the material terms (including risk factors, conflicts interests, fees and expenses and tax aspects) relating to the Fund. Prospective investors should review the Private Offering Memorandum, including the risk factors, before making a decision to invest. In addition, prospective investors should rely only on the Private Offering Memorandum in making a decision to invest. The description of the Fund contained herein and any other materials provided to you in connection with the Fund are intended only for informational purposes. The information is not intended to provide, and should not be relied upon for, accounting, legal or tax advice or investment recommendations. You should consult your tax, legal accounting or other advisors about the issues discussed herein. The descriptions contained herein are a summary of certain proposed terms and are not intended to be complete. These materials are confidential and intended solely for the information of the person to whom it has been delivered. Recipients may not reproduce these materials for or transmit them to third parties. These materials are not intended for distribution to or use by any person or entity in any jurisdiction or country where such distribution or use would be contrary to local law or regulation. URBAN DEVELOPMENT + PARTNERS At most investment firms, fund managers are paid handsomely for simply making transactions—regardless of how their investors fare. When we started UD+P, we took a different approach, redesigning the compensation structure from scratch to ensure that our success is linked directly to our investors’ success. At UD+P, managers are compensated only after achieving specific target yields for our investors. This isn’t just a gimmick or a marketing pitch; the details of our unique compensation model can be found in our Private Offering Memorandum. AVI BEN-ZAKEN Principal ERIC CRESS Principal “The development opportunity and location of our Central Eastside Industrial District properties is unmatched in Portland right now.” – Eric Cress • 30 years of experience as a commercial contractor and developer • Passionate about design and creating buildings that stand the test of timePlatform• Targeting close in Portland, Oregon • Focused on $20M-$40M opportunitistic and value add Investment Thesis • Developer co-invests with investors • Investor “first” approach-no upfront management fees • Fully integrated team keeps us close to our properties and the market • Build quality in great locations and hold for long term Experienced Team • Founding partners with over 40+ years of development experience • Best in class building management operation • Financial and Acquisitions team leadership includes extenisive hedge fund experience • Leadership team includes builders and architects Proven Track Record • 16 projects successfully delivered in Portland • 25 years of finance and engineering experience • Focused on creating a winning organization that delivers outstanding investor and community value Why Portland? UD+P is committed to development that enhances Portland’s walkable neighborhoods and builds upon their existing character. Portland’s explosive growth continues with high employment and over 100 people moving here each day. For Urban Development + Partners, a great real estate opportunity is one that benefits communities, tenants, neighbors, local businesses and the environment. We live in Portland’s neighborhoods and have a sincere interest in the character and vitality of our local community. We are committed to operating our business with the following values in mind: • Preservation of valuable artifacts and redevelopment of underutilized urban property. • Adaptive re-use and other sustainable building practices, transit-oriented locations and land-use economy. • Ethical, transparent business practices and unparalleled customer service. • Management standards that serve everyone’s needs with financial agreements that will always be honored. • Local operation and ownership with a long-term vision and a commitment to making a positive, lasting impact on the future for all stakeholders. THE UD+P APPROACH NO. 1 WEST COST JOB MARKET FOR COLLEGE GRADS ZipRecruiter (2017) NO. 1 BEST FOOD CITY IN AMERICA Washington Post (2016) NO. 8 WORLD’S BEST CITIES FOR MILLENNIALS Matador Network (2016) NO. 5 BEST PLACE FOR BUSINESS AND CAREERS Forbes (2016) NO. 3 MOST BIKE FRIENDLY CITY Walk Score (2016) DON’T FOLLOW THE CROWD While irrational buyers are driving up prices for land suitable for big multi-family projects, UD+P is looking at different product types. In today’s market, the irrational buyers are 1031 exchange buyers, who pay too much in order to avoid taxes, and fee-based developers and investment managers, who deploy capital in order to earn fees. GOOD DEALS TEND TO BE OFF MARKET Good deals tend to be off market because widely marketed properties draw more irrational buyers, and in this market, there is always some buyer out there willing to pay too much. LEVERAGE YOUR COMPETITIVE ADVANTAGES At UD+P, we leverage our background in finance as a lender and equity investor with our hands-on experience as a builder and general contractor. That blend of expertise, in combination with our knowledge of the local market and our private capital structure, allows us to pursue projects that others can’t and respond to current market conditions while avoiding competition with 1031 exchange buyers and institutional buyers. ANTICIPATED FUND SIZE $25,000,000 MINIMUM INVESTMENT $250,000 GROSS 10-YEAR TARGET RETURN 14% IRR (Not adjusted for Opportunity Zone tax effect) EXPECTED FUND LIFE 10+ years URBAN OPPORTUNITY FUND I - OPEN OCTOBER 2018 Qualified Opportunity Fund UD+P is already transforming Portland’s Central Eastside with five projects including Slate, Framework and the Hotel Chamberlain. The Opportunity Zone Fund continues that progress with 550 and 525 MLK. These projects deliver needed residential and commercial space in an extremely accessible area of the Central City. Numerous corporate headquarters located to this area including Simple Bank, AutoDesk, and New Seasons. OPPORTUNITY ZONE FUND: Transforming the Central Eastside industrial District UD+P’S LEADERSHIP IN CENTRAL EASTSIDE TRANSFORMATION OTHER UD+P PORTFOLIO Slate American Brush Framework Chamberlain Hotel Coffee Warehouse UPCOMING UD+P PROJECTS 550 MLK 525 MLK COMMERCIAL HEADQUARTERS Simple Bank AutoDesk ViewPoint Construction Software New Seasons PORTLAND OPPORTUNITY ZONE REAL ESTATE HOLDINGS BY PROPERTY TYPE Residential Retail Office 27,876 27,876 43,335 114,721 114,721 135,581 123,740 127,826 221,357 172,250 216,603 10,894 21,900 21,900 26,337 30,948 32,351 66,972 60,808 59,510 18,918 18,918 36,569 90,022 90,022 103,922Rentable Square Feet Contact: Theresa Nute | 425 351-0535 | theresa@udplp.com Urban Development + Partners 116 NE 6th Ave, Suite 400, Portland, OR 97232 Phone: 503 946-3265 www.udplp.com A Portfolio with Impact We invest in artfully constructed, income-producing real estate that enhances Portland’s economy and increases livability. As a vertically integrated company, we shepherd each project through the full lifecycle—enabling us to maximize returns to investors, residents and the community. 45 Sarah Zahn Director of Development Urban Development + Partners 116 NE 6th Avenue, Suite 400 Portland, OR 97232 Dear Sarah, I understand that you are submitting a response to the City of Lake Oswego’s request for proposals to develop a site in their downtown core and that it will include a new luxury boutique hotel, a residential mixed-use building and a new creative office space. Root Whole Body currently operates two locations in Portland. Our mission is to inspire a natural approach to health and well-being, and to make self-care convenient and accessible for all. Our locations house a movement studio, wellness spa, natural medicine clinic and healthy café under one roof – and are designed to be an oasis for preventative health affirming a community and lifestyle around taking care of yourself. As an urban brand ourselves, we are very interested in discussing the possibility of expansion to a location in Lake Oswego and think our studio would fit in very nicely with your proposed mix of uses in the downtown core. If you are successful in your pursuit of this opportunity, we look forward to continuing this conversation with you and your development team. Best regards, Pat Johnson Owner/Founder Root Whole Body 46 Sarah Zahn Director of Development Urban Development + Partners 116 NE 6th Avenue, Suite 400 Portland, OR 97232 Dear Sarah, As you know, I am the owner and chef at Red Hills Market in Dundee and Red Hills Kitchen at the Atticus Hotel in McMinnville. I understand that you are working with the Atticus team to propose a new location for their hotel in downtown Lake Oswego. You and I had the opportunity to meet and tour the site together last week, and we are excited by the possibility of continuing the successful partnership we have with Atticus at a new location in Lake Oswego. Red Hills Kitchen is an Oregon-style restaurant with a continual focus on being local, fresh and seasonal. The bar features hand-crafted cocktails and is a popular destination for locals and hotel guests alike. Our full-service restaurant at the Atticus provides breakfast, lunch and dinner as well as serving room service, and provides food for special events and meetings in the hotel. I am excited to work with you and your team to design and execute on a concept that would be unique to the Lake Oswego community. I look forward to continuing the conversations with you and the development team about bringing our Red Hills Kitchen concept to life in this project. Sincerely, Jody Kropf Chef/Owner Red Hills Kitchen & Red Hills Market 503.550.8193 47 First Street North Anchor Lake Oswego Redevelopment Agency | Request for Proposals | February 7, 2020 Table of Contents Cover Letter COVER LETTER DEVELOPER TEAM AND STATEMENT OF QUALIFICATIONS 1 DEVELOPMENT CONCEPT 12 FUNDING PLAN AND FINANCIAL CAPABILITY 28 PUBLIC OUTREACH PLAN 29 PROPOSED DEVELOPMENT PLAN 31 REFERENCES 32 CONTACT INFORMATION DEVELOPER B1ST DEVELOPMENT GROUP 525 3RD STREET, SUITE 200 LAKE OSWEGO, OR 97034 503.804.3089 ARCHITECT ANKROM MOISAN ARCHITECTS 38 NW DAVIS, SUITE 300 PORTLAND, OR 97209 503.245.7100 February 7, 2020 Lake Oswego Redevelopment Agency ATTN: Sidaro Sin PO Box 369 380 A Avenue Lake Oswego, OR 97034 RE: Request for Proposals for First Street North Anchor Mixed-Use and Hotel Redevelopment Dear Selection Committee, B1st Development Group is pleased to submit our proposal for the North Anchor project to the City of Lake Oswego. Our proposed development includes a national brand boutique 60-80 room hotel, condominiums managed and serviced by the hotel, curated retail, and creative office space in sustainably-built mass timber buildings. Our outdoor pedestrian plaza at 1st Street will connect the North Anchor development with the South Anchor and Millennium Plaza Park, finishing the vision of the festival street. The restaurants and shops of North Anchor will open onto the plaza with views of Lake Oswego and the expanded farmers market. Collectively, these buildings will create a vibrant hive of activity, complementing the surrounding businesses and maximizing the city’s investment in our central urban core. Over the past five years, we too have watched the ups and downs of the North Anchor development. We have purposely crafted our team of local developers, designers, and builders to deliver the viable development of a sustainable boutique hotel and mixed use development that will garner community support while providing a return on the visionary public investment the City of Lake Oswego has undertaken. No other submission for the North Anchor shares our mutual vested interest in having a quality boutique hotel sooner rather than later. The Beacon’s signature 250-person event center, Ironlight, has already booked numerous events that could benefit from a neighboring boutique hotel. In partnering with the Schlesinger Companies, we ensure Lake Oswego a quality boutique hotel will be funded, built, and operated with excellence. B1st Development Group firmly believes a nationally branded boutique hotel will attract the necessary business traveler to drive occupancy for the hotel, shops, restaurants, and Ironlight. B1st Development Group provides the North Anchor with local internal capital augmented by deep relations with national funding to capitalize the development in short order. The team has already soft circled $6 million for the development contingent on market returns. The Schlesinger Companies will be the lead financier and will leverage their national network of institutional capital and REITs to complement the extensive experience of Jeff Arthur and Adam Kowalski in working with equity and debt brokers to finance projects. Present conversations with both pools of capital have expressed extremely strong interest given Lake Oswego’s vibrant downtown market. However, no project will receive funding until the proforma meets market returns. Miles Haladay and Brent Parry bring unmatched experience with successful planning and development in Lake Oswego that engages the public support of our community and key stakeholders. The collective experience of B1st Development Group will ensure an efficient design and build that meets the high expectations of the Lake Oswego style and quality while delivering market returns. Downtown Lake Oswego’s pedestrian and business-friendly environment makes it the most sought-after neighborhood in Oregon. Our proposal will move Lake Oswego to national recognition as one of the best cities to stay, live, work, and celebrate life events. Imagine a weekend get-away with a night at the hotel, dinner at Domain Serene, a Saturday morning walk through the newly extended farmers market followed by a wine tasting event at Ironlight. Our local team believes in this vision for Lake Oswego and is vested in making it a reality for our community. Sincerely, Miles Haladay 10Branch 503.804.3089 First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 1 Development Team Roles Jeff Arthur Lead lead the debt / equity raise with institutions and family offices Help source and select hotel partners for the project Help take the project thought design review / entitlements Miles Haladay Work on design and programming Lead Liaison with city council and neighborhood Provide expertise from current development project Josh Schlesinger Help in development design and programming Help with equity introductions Credit enhancement / balance sheet Adam Kowalski Take the lead with running the financial modeling Help with sourcing hotel partners for the project Help with sourcing debt and equity options Developer Team & Statement of Qualifications First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 2 7 The Westin Lagunamar Ocean Resort, Cancún, Mexico The Westin Desert Willow Villas, Palm Desert, California Development Team Roles Our Hospitality Partner AAH is a $10 billion dollar global hospitality company and a wholly owned subsidiary of Marriott Vacations Worldwide. They are the largest owner of Marriott hotels in the United States, with 110 hotels and resorts, and over 70 years of hotel experience. This division specializes in hotels, condo residences, and vacation rentals. AAH is partnered with over 30 high- end boutique hotel brands and has the desire to invest and partner with B1st Development Group on an 80-key boutique hotel within this new development. Together, we will create a destination for the community with amenities including live music, state-of-the-art fitness, world-class culinary experiences, and specialty shopping. Enjoyed by hotel guests, condo owners, visitors, and the community, this piece of the North Street Anchor Development will transform Downtown Lake Oswego for years to come. Scottsdale, Arizona 15 Managed Global Brand Hotel Mixed Use Hotel, Residences & Vacation Ownership 19 An example of how AAH together with other MVW companies can potentially work together on mixed-use projects First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 3 Development Team SELECTED PROJECT The Convention District / Portland, OR Schlesinger Companies, though Starterra, LLC, was the initial master developer of The Convention District, an exciting multi-block, mixed-use project in Portland’s Eastside. This central location is unparalleled in terms of accessibility, with an off-ramp from the I-84 freeway at the site, as well as two TriMet Max Light Rail stops. In addition, The Convention District also includes a new private street – Hassalo Place – linking NE Multnomah Street with NE Martin Luther King Jr. Boulevard, and providing safe and convenient access to both the Hyatt Regency and The Union. ADDITIONAL PROJECTS View Point Terrace Apartments / Portland, OR Hyatt Regency, Portland Convention Center Hotel / Portland, OR The Marriott City Center and Sixth Avenue Center / Portland, OR Josh Schlesinger PRESIDENT & CEO - SCHLESINGER COMPANIES Josh Schlesinger has 16 years of experience in structured real estate finance. Currently, the portfolio includes 13 properties, diversified in product type featuring, retail, multi-family, office, hospitality, and commercial parking. Josh leads the extended Schlesinger Family’s acquisition, disposition, and asset management work. The family has been a local real estate investment and development group in the Portland area since the 1930s and has a long standing commitment to our community. EDUCATION Portland State University, MBA Pitzer College SELECTED PROJECT Beacon Lake Oswego Mixed-Use / Lake Oswego, OR Beacon is a commercial redevelopment project in downtown Lake Oswego. The four-story building will house ground floor retail, two floors of office space, and an events center featuring two roof decks. The project is scheduled to open in March 2020. ADDITIONAL PROJECTS 1515 SE Water / Portland, OR RiverEast LLC Miles Haladay MANAGING PARTNER - 10BRANCH, LLC Since the sale of the family business, Viewpoint Construction Software, to Bain Capital in 2015, Miles has spearheaded the family’s real estate project in Lake Oswego, Beacon LO. A long-term resident of Lake Oswego, Miles is passionate about improving both Lake Oswego and Oregon through commercial and economic development in hopes of leaving them in better condition for the next generation. EDUCATION Yale University University of Oregon, School of Law First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 4 Development Team SELECTED PROJECT 250 Taylor Office / Portland, OR This new 181,000 sq. ft. office space is on the cusp of the Municipal Governance District and the Yamhill Historic District, providing a great opportunity to connect these neighborhoods. The creative office building includes 10 occupied floors above grade with two parking levels below, as well as ground floor retail space, an abundance of bicycle parking, and a north facing rooftop amenity space with views of the Yamhill Historic District. Additionally, the project respects its historic brick clad neighbors by utilizing terracotta facades that respond to the scale and proportion of the adjacent historic buildings. ADDITIONAL PROJECTS 148 Townshend / San Francisco, CA 2nd & Salmon Hotel / Portland, OR Unitus Plaza (acquisition) / Portland, OR ROC Public Storage (owner) SELECTED PROJECT 250 Taylor Office / Portland, OR This new 181,000 sq. ft. office space is on the cusp of the Municipal Governance District and the Yamhill Historic District, providing a great opportunity to connect these neighborhoods. The creative office building includes 10 occupied floors above grade with two parking levels below, as well as ground floor retail space, an abundance of bicycle parking, and a north facing rooftop amenity space with views of the Yamhill Historic District. Additionally, the project respects its historic brick clad neighbors by utilizing terracotta facades that respond to the scale and proportion of the adjacent historic buildings. ADDITIONAL PROJECTS CENTRL Office, Pearl District / Portland, OR 2nd & Salmon Hotel / Portland, OR Woodlark Hotel and Stevens Office Building / Portland, OR Adam Kowalski DEVELOPMENT PARTNER - FRIESIAN VENTURES Jeff Arthur CO-FOUNDER - CENTRL OFFICE Adam Kowalski has eight years experience in real estate investment and development. He specializes in acquisitions and successfully getting real estate deals capitalized. Adam has over $200M of projects between Portland and San Francisco. In the past, he has worked with renowned firms such as Rockwood Capital, Hines, Menashe Family Office, George Smith Partners, and more. Jeff Arthur is a financier, real estate developer, and entrepreneur with an unparalleled enthusiasm for business. For 14+ years through his own endeavors and affiliated companies, Jeff has been involved with a multitude of real estate development projects of a wide range and scale including projects in multifamily, single family, office, and hospitality. Currently Jeff is co-founder of CENTRL office, a Portland-based co-working operator, with eight locations in three states. EDUCATION Loyola Marymount University EDUCATION University of Arizona FRIESIAN PARTNERS First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 5 Development Team SELECTED PROJECT 250 Taylor Office / Portland, OR This new 181,000 sq. ft. office space is on the cusp of the Municipal Governance District and the Yamhill Historic District, providing a great opportunity to connect these neighborhoods. The creative office building includes 10 occupied floors above grade with two parking levels below, as well as ground floor retail space, an abundance of bicycle parking, and a north facing rooftop amenity space with views of the Yamhill Historic District. Additionally, the project respects its historic brick clad neighbors by utilizing terracotta facades that respond to the scale and proportion of the adjacent historic buildings. ADDITIONAL PROJECTS Clark College Foundation Workforce Innovation Center / Ridgefield, WA M2 Building / San Francisco, CA Rollin Street Flats / Seattle, WA SAIF / Salem, OR 38 Davis / Portland, OR Michael Great, AIA, LEED AP DIRECTOR OF DESIGN - ANKROM MOISAN Michael is an architect who thrives on the challenges of any design problem. He enjoys the process of discovering the solution through exploration, out-of-the-box thinking, and collaborating with colleagues and other design disciplines. He believes that stretching the expectations of the client and others is critical to any innovative design or process. EDUCATION University of Oregon PROFESSIONAL REGISTRATION: Registered Architect: OR SELECTED PROJECT Beacon Lake Oswego Mixed-Use / Lake Oswego, OR Beacon is a commercial redevelopment project in downtown Lake Oswego. The four-story building will house ground floor retail, two floors of office space, and an events center featuring two roof decks. The project is scheduled to open in March 2020. ADDITIONAL PROJECTS The Silica Office / Portland, OR Canopy Hotel by Hilton / Portland, OR Multnomah Village Apartments / Portland, OR Slabtown Flats / Portland, OR LoLo Pass Hostel / Portland, OR RH Gallery / Portland, OR Brent Parry PRESIDENT - BREMIK CONSTRUCTION Since beginning his career in construction in 1983, Brent’s penchant for managing challenging projects coupled with strong leadership skills provides a solid foundation from which to lead Bremik Construction. He has balanced a deep passion for Oregon’s environment with an intelligent approach toward the development of its communities. EDUCATION Oregon State University First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 6 Project Qualifications & Experience BEACON LAKE OSWEGO LAKE OSWEGO, OR Beacon Lake Oswego is a commercial redevelopment project in downtown Lake Oswego. The four-story mixed-use structure features contemporary stone, wood, and metal paneling on the façade. Once completed in March 2020, the building will include Lola’s Cafe on the ground floor, two floors of office leased by CENTRL Office, and an event center, operated by Ironlight, on the fourth floor with two roof decks. First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 7 Project Qualifications & Experience HYATT REGENCY, PORTLAND CONVENTION CENTER HOTEL PORTLAND, OR The Hyatt Regency Portland Convention Center Headquarter Hotel is Oregon’s only full-service Hyatt hotel, with an adjacent 400 space mixed-use parking structure owned by PDC. The 14-story Hyatt Regency Portland contains 600 guest rooms, approximately 32,000 sq. ft. of ballroom and meeting space, including two ballrooms, a bar/lounge, a restaurant, and retail space. Adjacent to the Hyatt Regency will be a parking mixed-use project, primarily to serve the Hyatt, but also to be used by visitors and guests of the many other adjacent facilities. The parking structure will also contain almost 15,000 sq. ft. of ground floor office space and retail space. First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 8 Project Qualifications & Experience Located in the vibrant Pearl District, the 10-story LEED Gold certified hotel features 153 guest rooms, a first floor restaurant and bar, an indoor winter garden lounge and events space, modern meeting spaces, and 10th floor fitness room and roof deck with city views. CANOPY HOTEL BY HILTON PORTLAND, OR First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 9 Project Qualifications & Experience 250 Taylor was our opportunity to create a catalyst development rooted in Portland’s history yet ready for the future. To achieve that, we designed a creative office that integrates traditional and modern materials, all supported by a core structure that can last for generations. To recall the material scale and texture of the district’s masonry buildings, the 10-story, post-tension concrete building is skinned in unitized terra cotta curtainwall. The terra cotta brings an earthy charm, and the glass, a contemporary balance that offers pedestrians views into the retail space at the ground floor. Future home to NW Natural Gas, the building supports people by adapting to the way they prefer to work. Offsetting the building’s core to edge of the parcel created large, open floor plates that will support a variety of uses over the building’s lifespan. Targeting LEED Gold, it’s also an essential facility, meaning it can withstand 50% higher seismic forces than a typical building, making it a safe shelter after an earthquake. 250 TAYLOR OFFICE PORTLAND, OR FRIESIAN PARTNERS First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 10 Project Qualifications & Experience MARRIOTT CITY CENTER & SIXTH AVENUE CENTER PORTLAND, OR Completed in 1997, this complicated retail, hospitality, and commercial parking development project highlights Schlesinger Companies’ leadership and expertise in real estate development. Innovative parking supply agreements were used with many of Downtown Portland’s hoteliers and office users to privately finance the entire development. Sixth Avenue Center contains 43,000 sq. ft. of retail space on two floors, 12,000 sq. ft. of office space, 485 parking spaces on 10 levels, and a 252-room, 20-story Marriott hotel. To fulfill Portland’s need for more premier hotel rooms, Schlesinger Companies worked with the Marriott Corporation’s licensee to develop the hotel in a tall, narrow form, which is now a graceful accent to the architectural landscape of SW Broadway and anchors the re-development. Retailers currently include one of the top performing Peet’s Coffee stores in Oregon, Office Depot, Rocket Fizz, and TJ Maxx. First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 11 Sustainability Experience Sustainable Design Approach At Ankrom Moisan, our approach to sustainability is founded on the belief that good design is of paramount importance to the vitality of our lives. Our mission is to create places where people thrive, and this informs our holistic and integrated approach to sustainability within our work, service, and our own habits. We are signatory to the AIA 2030 Commitment and have completed more than 10,000,000 sq. ft. of LEED Certified living spaces. We are proud of these achievements, though we recognize that sustainability goes beyond labels. As designers, we are especially sensitive to how people interact with a space at a personal level. We pay special attention to daylight and fresh air, safe and welcoming public spaces, and amenities that enhance our daily lives as part of creating sustainable communities that enrich our daily experience. We strive to accomplish this in all of our projects. Ankrom Moisan is committed to sustainability in everything we do and has implemented key initiatives to reflect this commitment. Our 2017 Sustainability Action Plan, ReFORM, provides structure and establishes measurable goals to guide our progress. The initiatives in this plan—Wellness, Performance, Operations, and Outreach—steer us toward mindful material selection, sustainability in our specifications, and a commitment to the user-level on every project. The Pacific Northwest has become the epicenter for a new, innovative type of building construction: mass timber. New construction approaches and fabrication processes have allowed forward-thinking Architect/ Engineer/Contractor teams to consider alternatives for buildings constructed out of concrete and steel from a cost-standpoint. While the original drivers for mass timber may have been for warmth and beauty, product options like Cross Laminated Timber (CLT), Nail Laminated Timber (NLT), Heavy Timber Tongue and Groove decking, and Mass Plywood Panels (MPP) all provide their own distinct look, as well as provide their own pros and cons for an AEC team to evaluate for meeting project goals. Collaboration between the design team is critical on mass timber buildings. Knowledgeable partners are the key to a successful project. Since most of the structure is exposed, every member and connection needs to be assessed for capacity of loading, and for aesthetics. Since cost savings can come from speed of construction, connections need to be streamlined and well thought- out. Prefabrication can cut months off a construction schedule, but to take full advantage of the mass timber system, careful coordination for each detailed penetration needs to be clearly understood between architect and contractor. Green Building Construction Experience Sustainability is practiced within every Bremik project, on our jobsites, and in our office because it’s important to our firm and part of our culture. Bremik will work closely with Ankrom Moisan Architects during the design phase to incorporate sustainable features, as well as execute green building practices during construction, in order to achieve your goals. Bremik is comfortable working with third party certifiers throughout the preconstruction and construction phases. Bremik has proudly completed the following LEED certified projects to date: LEED Gold • Canopy Hotel • EverPower Renewables • Lents Commons Affordable Housing • Mt. Hood Meadows Medical Center • One Pacific Coast Bank • Raven & Rose Restaurant • Riverdale Grade School • University of Oregon Portland Center • White Stag Block LEED Silver • Eastside Exchange • Mt. Hood Meadows Ski Patrol • Virginia Garcia Wellness Center • Wilsonville Medical Plaza AMA’s proven track record of sustainable projects: LIVING BUILDING CHALLENGE Aegis Lake Union / Seattle, WA Aegis Laurelhurst / Seattle, WA LEED NC GOLD Channel Mission Bay Apts / San Francisco, CA Elleven / Los Angeles, CA The Jeffrey / Portland, OR Ladd Tower / Portland, OR Luma / Los Angeles, CA The Matisse / Portland, OR Oregon College of Oriental Medicine / Portland, OR Ramona Apartments / Portland, OR Riva on the Park / Portland, OR 38 Davis / Portland, OR LEED NC PLATINUM 937 Condominium / Portland, OR Mirabella / Portland, OR Vestas North American Corporate Headquarters / Portland, OR Daimler Trucks North American Headquarters / Portland, OR LEED ND GOLD Ladd Tower / Portland, OR LEED ND SILVER The Eliot Tower / Portland, OR CURRENTLY TARGETING LEED 250 Taylor / Portland, OR WSDOT Headquarters / Shoreline, WA AVA Esterra Park / Redmond, WA Avalon Belltown / Seattle, WA West Edge Tower / Seattle, WA Bellevue College Student Success Center / Bellevue, WA MASS TIMBER EXPERIENCE 38 Davis / Portland, OR 120 Clay / Portland, OR Harder Mechanical / Portland, OR* C-TRAN / Vancouver, WA* The Standard Student Housing / Seattle, WA* Reeds Crossing Wellness Center / Hillsboro, OR* *Currently in design First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 12 Public Outreach Experience BREMIK PUBLIC OUTREACH EXPERIENCE The best part of building public projects is the opportunity to include the local community, from early development stages, through final building tours. Bremik has participated in many pre-development collaborations between project teams and communities to determine the greatest needs, design, and budget so the final building(s) will best serve them, the user. Our diverse project experience allows our team to develop creative solutions to challenges others may not know how to solve. We are a team player, and are excited to be involved in this development for the City of Lake Oswego from day one. Additional ways we include the local community throughout the project: • Outreach to local and diverse subcontractors and suppliers for bidding opportunities • Meet the neighboring businesses and residents before we break ground to answer questions and provide the onsite team’s contact information • Distribute a monthly newsletter to include current construction activities and photos • Host periodic onsite meetings and tours to educate the community on construction • Provide active updates on social media channels Case studies of Brent Parry’s direct experience with public outreach during the pre-development phase: Gresham-Barlow School District: Brent Parry served on Gresham-Barlow’s bond planning committee and political action committee (PAC) for eight months before the bond had passed. Brent’s role in the bond planning committee involved establishing accurate budgets required to go out for the bond, as well as developing solutions to address the growing district’s needs. On the PAC committee, Brent reached out to his network of local subcontractors and architects to help raise money needed to advertise the bond. On top of the hours Brent spent assisting these two committees, Bremik also donated money to help support the group’s efforts. Riverdale School District: Bremik was hired by Riverdale School District to renovate their existing grade school. The pre-existing Riverdale Grade School was designed by renowned Portland- based architect A.E. Doyle, and Bremik worked closely with the project team and community during design to determine if it would be more economical and sustainable long-term to renovate the building or to build a new school. After many various estimates, deliberation, and conversations with the local community, it was determined that it would be better to build a new school. To honor the grade school’s architectural heritage despite starting anew, great attention was given to replicating some of the unique features of A.E. Doyle’s original design. ANKROM MOISAN PUBLIC INVOLVEMENT The people and place will make this planning and engagement effort unique, but we will use what we’ve learned on other projects to start up quickly, move forward, and create momentum and enthusiasm for the process. The Aloha- Reedville Community Plan is a good example of a project where we made space and time to learn from the diversity of people who make up the place. We have worked on many projects where communities are at risk of displacement as land uses change or public projects are developed. We are committed to slowing down and finding better ways to share information and involve those affected by public planning efforts. Additional projects requiring a high level of community engagement include: • Jame Center North Community Master Plan, Tacoma, WA • Fisher’s Landing TOD, Vancouver, WA • City of Cornelius Master Plan, Cornelius, OR • Alameda Point Collaborative, Alameda, CA • Central City Concern, Black Burn Center, Portland, OR First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 13 Experience with Public Agencies BREMIK PUBLIC PROJECT EXPERIENCE Nearly half of our current projects under contract are with public clients. Bremik’s diverse portfolio allows us to work with a variety of public entities, including schools, fire stations, public works facilities, and affordable housing. Bremik’s drive stems from the desire to construct buildings that will serve our communities for the next 100 years. CLIENTS WE HAVE WORKED WITH ON PUBLIC PROJECTS: 10BRANCH PUBLIC PROJECT EXPERIENCE RiverEast Center – A public, private partnership development between the Haladay/Reaves families and the Portland Development Commission that brought 500 jobs to the Central Eastside. The development was instrumental in the renaissance of Water Ave and the surrounding blocks. • City of Tualatin • David Douglas School District • Dufur School District • Gresham-Barlow School District • Hacienda CDC • Multnomah Rural Fire Protection District #10 • North Clackamas School District • One Community Health • Oregon Dept. of Human Services • Polk CDC • Portland State University • Reynolds School District • Riverdale School District • The Dougy Center • Tigard-Tualatin School District • Tualatin Valley Fire & Rescue • Salem-Keizer School District • Silver Falls School District • University of Oregon • Virginia Garcia Memorial Health AMA PAST AND PRESENT GOVERNMENTAL PARTNERSHIPS With a large quantity of work in the public sector, we have years of experience working with public agencies and understand the differences and nuances of each city and county throughout the Pacific Northwest. • City of Bend • City of Beaverton • City of Sherwood • City of Vancouver • City of Lake Oswego • City of Portland • City of Oregon City • City of Fairview • City of Seattle • City of Tacoma • City of Salem • City of Wilsonville • Marion County • Washington County • Multnomah County • Clackamas County • Oregon Department of Veterans Affairs First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 14 Development Concept Development Concept VIBRANT PLACES HAPPEN ON PURPOSE Our proposal is based on 50+ years of personally living in Lake Oswego. We know what it takes to awaken the North Anchor and maximize the opportunity to create a world-class boutique urban core. Boutique Hotel + Condos + Office + Public Commons Living in, working in, and visiting the North Anchor adds year-round economic vitality and bustling life to this community. To nurture this life, our mixed-use hotel, residential, and office buildings include ground-floor retail that complements, rather than competes with, the South Anchor. Developed hand-in-hand with the neighborhood, our designs create ongoing places for work, play, and gather. Hotel A nationally-branded boutique hotel will drive year-round occupancy and economic activity by drawing business and leisure travelers visiting Lake Oswego, West Linn, Wilsonville, and Portland. In the summer, the hotel’s large marketing footprint will pull travelers to Oregon seeking a small town with all the benefits of Oregon’s unique culture. Condominiums The people of Lake Oswego want condos. When the Windward was built, dozens asked if they could buy a condo. When the Beacon was in design, people asked if there would be condos. The generation of empty nesters that made Lake Oswego what it is today are looking for a “lock and leave” residence that they can own. Being next to the hotel, these residences will have access to the hotel’s amenities and pedestrian street. The combination of location, amenity offerings, and design, along with the pent-up demand for condos, will make the North Anchor Condos the most desirable place to live in Portland. Office Sitting along Highway 43, the office building will provide activity from 8:00-5:00, Monday-Friday, complementing the hotels and residences. Early signs from the Beacon project indicate that a wave of businesses are looking to leave downtown Portland and are looking in downtown Lake Oswego. Adding three stories of office space will increase economic activity at the hotel, coffee shops, lunch spots, and dinner restaurants. Public Commons Outdoor retail and open spaces are terraced along the steep street slope, adapt to different uses, and can easily spill out into the roadway for special events. The roadway features special paving, festive lighting, and a pedestrian- focused raised intersection at 1st Street and B Avenue. The North Anchor landmark encloses our new retail street. Sustainable Construction Mass timber is an emergent technology whose North American epicenter lies in the Pacific Northwest. It sequesters carbon, mitigating instead of contributing to the climate crisis. It’s warm, living, tactile. We believe the 21st century will be built with wood - let’s start in Lake Oswego with the North Anchor. OUR GOAL: A redevelopment that’s cherished by our community, profitable for our developers, and prized by Lake Oswego, now and for generations to come. First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 15 Site Location N STATE ST.N STATE ST.11STST ST. ST.22NDND ST. ST.33RDRD ST. ST.44THTH ST. ST.B AVE.B AVE. A AVE.A AVE. EVERGREEN R D . EVERGREEN R D .WILLAMETTE RIVERWILLAMETTE RIVERWILLAMETTE SHORE TROLLEYWILLAMETTE SHORE TROLLEYLAKE VIEW LAKE VIEW VILLAGEVILLAGE THE WINDWARDTHE WINDWARD MILLENIUM MILLENIUM PLAZA PARKPLAZA PARK OFFICE HOTEL RESIDENTIAL OVERALL LOCATION First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 16 A AVE.A AVE. B AVE.B AVE. 11 STST S T . S T .N STATE ST.N STATE ST.A AVE.A AVE. B AVE.B AVE. 11 STST S T . S T .N STATE ST.N STATE ST.A AVE.A AVE. B AVE.B AVE. 11 STST S T . S T .N STATE ST.N STATE ST.OSWEGO LAKEOSWEGO LAKE OSWEGO LAKEOSWEGO LAKE OSWEGO LAKEOSWEGO LAKE Context Diagrams CONNECTED DISTRICT PEDESTRIAN CORRIDOR RETAIL STREET D O W N T O W N D I S T R I C T D O W N T O W N D I S T R I C T S. A N C H O R S. A N C H O R N . A N C H O R N . A N C H O R VISUAL CONNECTION BETWEEN ANCHORS NEW PEDESTRIAN ORIENTED ZONE TO BOOKEND THE DISTRICT EXISTING TRAFFIC CIRCLE CREATES SOUTH ANCHOR PEDESTRIAN ZONE. PEDESTRIAN ORIENTED ZONES DISTRICT ANCHORS WITH STRONG VISUAL CHARACTER DISTRICT CONNECTION WITH SUPPORT CHARACTER MAJOR PEDESTRIAN ORIENTED STREET MAJOR CAR ORIENTED STREET MINOR CAR ORIENTED STREET NEW PAVING AT INTERSECTION INSPIRED BY EXISTING INTERSECTION PROMOTES PEDESTRIAN- FIRST CIRCULATION. PRIMARY FRONTAGES - RETAIL ENTRIES PREFERED SECONDARY FRONTAGES - BUILDING USE ENTRIES PARKING ACCESS POINTS CONTINUATION OF MATERIALS FROM SOUTH ANCHOR THROUGH THE ENTIRE CORRIDOR.RETAIL FRONTAGES PROMOTE PEDESTRIAN FRIENDLY STREETSCAPE. LOCATING SECONDARY BUILDING USES ON PERPENDICULAR STREETS ALLOWS FOR MORE FRONTAGE FOR RETAIL ALONG 1ST ST. LOCATING PARKING ACCESS OFF OF ALLEYS REMOVES GARAGE ENTRIES FROM MAIN FACADES. NEW ANCHOR LANDMARK INSPIRED BY SOUTH ANCHOR CREATES TERMINUS FOR RETAIL STREET. 1 /4 M I L E ( 5 -M INU T E WA LK ) 1/4 MILE (5-MINUTE WALK) IS THE IDEAL LENGTH FOR RETAIL STREETS. RETAIL STREETS ARE MORE SUCCESSFUL WITH AN ANCHOR ON EACH END. CONCEPT DIAGRAMS First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 17N STATE ST.N STATE ST.11STST ST. ST.B AVE.B AVE. C AVE.C AVE.N STATE ST.N STATE ST.11STST ST. ST.B AVE.B AVE. C AVE.C AVE. Site Diagrams CURRENT PHASE - TIERED PEDESTRIAN PARK, TERMINUS OF DISTRICT FUTURE PHASE - DISTRICT GROWS NORTH, VEHICLE ACCESS RESTORED RESIDENTIALRESIDENTIAL OFFICEOFFICE HOTELHOTEL OFFICEOFFICE HOTEL DROP-OFF OFF OF B AVE. HOTEL DROP-OFF OFF OF B AVE. TIERED PEDESTRIAN PLAZA. LEVELS RELATE TO STEPPED SLAB OF RETAIL TENANTS TO PROVIDE EACH WITH EXTERIOR SEATING. LIMITED CAR ACCESS RETAIL STREET. SLOPE MAINTAINED TO AVOID UTILITY INFRASTRUCTURE. POTENTIAL DISTRICT EXPANSION TO C AVE. ROADWAY IS FLEXIBLE TO RESPOND TO FUTURE REDEVELOPMENT. IF NORTH AREA REDEVELOPS, STREET CAN BE OPENED TO REGULAR CAR TRAFFIC. NEW ANCHOR LANDMARK CREATES TERMINUS FOR RETAIL STREET BUT DOES NOT BLOCK LOCAL CAR TRAFFIC. FUTURE RETAIL STREET REDEVELOPMENT RESIDENTIALRESIDENTIAL HOTELHOTEL CONCEPT DIAGRAMS First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 18N STATE ST.N STATE ST.11STST ST. ST.B AVE.B AVE. Proposed Concept Diagram CURRENT PHASE - TIERED PEDESTRIAN PARK, TERMINUS OF DISTRICT RESIDENTIALRESIDENTIAL OFFICEOFFICE HOTELHOTEL RAISED INTERSECTION - CARS COME UP TO SIDEWALK LEVEL FOR SLOWER TRAFFIC SPEEDS AND SAFER PEDESTRIAN- ORIENTED CROSSINGS SPECIAL INTERSECTION MOSAIC INSPIRED BY SOUTH ANCHOR SPECIAL RETAIL STREET - LIMITED CAR ACCESS, ACCENT PAVING, STRING LIGHTS, AND BOLLARDS RETAIL STREET ANCHOR LANDMARK INSPIRED BY SOUTH ANCHOR TERRACED OUTDOOR RETAIL SPACES FLEXIBLE ROADWAY CAN BE CLOSED OFF FOR EVENTS CONCEPT DIAGRAMS First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 19 Plaza Precedents PRECEDENT IMAGERY First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 20 Plaza Renderings RENDERINGS First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 21RENDERINGSRENDERINGS Plaza Renderings First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 22 Plaza Renderings RENDERINGS First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 23 120' - 0"20' - 0"120' - 0"100' - 0"120' - 0" 80' - 0"40' - 0"140' - 0"260' - 0" OFFICE PARKB AVE.N STATE ST.10400 SF PARKING 19600 SF PARKING 111'-0"116'-0"111'-0"116'-0" 2700 SF RETAIL/OFFICE 900 SF LOBBY 7800 SF PARKING150' - 0"1STST.Plan Level 0 FLOOR PLAN STUDY SCALE: 1/32" = 1'0" 32"16"0"16" A A B B First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 24150' - 0"100' - 0"140' - 0"PARKHOTELRES PARKPARKPARK124'-0"124'-0" 124'-0"119'-0"127'-0"134'-0" 134'-0"130'-0" 120' - 0"20' - 0"120' - 0" 120' - 0"260' - 0"80' - 0" B AVE.N STATE ST.1STST.137'-0" 127'-0" 7900 SF PARKING 8800 SF PARKING 7600 SF PARKING 3400 SF RETAIL 3500 SF RETAIL 2200 SF RETAIL 2500 SF RETAIL 2600 SF LOBBY 2600 SF LOBBY Plan Level 1 FLOOR PLAN STUDY SCALE: 1/32" = 1'0" 32"16"0"16" A A B B First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 25 B AVE.N STATE ST.100' - 0"120' - 0"20' - 0"120' - 0" 120' - 0"260' - 0"80' - 0" 7900 SF PARKING 11200 SF OFFICE 5600 SF HOTEL ROOMS 5000 SF HOTEL ROOMS 6900 SF RES. UNITS 3400 SF AMENITY DECK 75' - 0" TYPICAL BAR140' - 0"150' - 0"1STST.Plan Level 2 FLOOR PLAN STUDY SCALE: 1/32" = 1'0" 32"16"0"16" A A B B First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 26 11200 SF OFFICE 5600 SF HOTEL ROOMS 7200 SF HOTEL ROOMS 6900 SF RES. UNITS 4200 SF RES. UNITS 3800 SF AMENITY DECK 100' - 0"140' - 0"120' - 0"20' - 0"120' - 0" 120' - 0"260' - 0"80' - 0"75' - 0" TYPICAL BAR64' - 0"70' - 0" B AVE.N STATE ST.150' - 0"1STST.Plan Level 3 - Typical Floor FLOOR PLAN STUDY SCALE: 1/32" = 1'0" 32"16"0"16" A A B B First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 27 BBOOHH AArreeaa CCoouunntt AArreeaa CCoouunntt IInnddoooorr OOuuttddoooorr RRooooff 44 12,000 sf 12,000 sf 800 sf 11,200 sf 93% 33 12,000 sf 12,000 sf 800 sf 11,200 sf 93% 22 12,000 sf 12,000 sf 800 sf 11,200 sf 93% 11 12,000 sf 8,400 sf -3,600 sf 800 sf 7,600 sf 22 00 12,000 sf 12,000 sf 600 sf 7,800 sf 22 900 sf 2,700 sf 30% TTOOTTAALL 6600,,000000 ssff 5566,,440000 ssff 3,800 sf 15,400 sf 4444 0 sf 00 0 sf 900 sf 0 sf 0 sf 3366,,330000 ssff 7788%% OOFFFFIICCEE LLoobbbbyy NNeett AArreeaa EEffffiicciieennccyy 22 BBaacckk ooff HHoouussee // CCiirrccuullaattiioonn OOFFFFIICCEERREETTAAIILL ++ CCOOMMMMOONN SSPPAACCEEPPAARRKKIINNGG AAmmeenniittyyGGrroossss BBuuiillddiinngg AArreeaa BBUUIILLDDIINNGG TTOOTTAALLSS Lake Oswego North Anchor RFP Response | 02.03.2020 AArreeaa TToowwaarrddss FFAARR FFAARR EExxccuullssiioonnss 11 PPaarrkkiinngg 33 BBiikkee RReettaaiillLLeevveell BBOOHH AArreeaa CCoouunntt AArreeaa CCoouunntt IInnddoooorr OOuuttddoooorr RRooooff 55 14,600 sf 14,600 sf 1,800 sf 12,800 sf 88% 44 14,600 sf 14,600 sf 1,800 sf 12,800 sf 88% 33 14,600 sf 14,600 sf 1,800 sf 12,800 sf 88% 22 14,600 sf 12,400 sf -2,200 sf 1,800 sf 3,400 sf 10,600 sf 73% 11 18,000 sf 18,000 sf 700 sf 8,800 sf 25 5,900 sf 2,600 sf 00 20,300 sf 700 sf 19,600 sf 56 TTOOTTAALL 9966,,770000 ssff 7744,,220000 ssff 8,600 sf 28,400 sf 8811 0 sf 00 5,900 sf 2,600 sf 0 sf 3,400 sf 4499,,000000 ssff 8844%% HHOOTTEELL LLoobbbbyy NNeett AArreeaa EEffffiicciieennccyy 22 BBaacckk ooff HHoouussee // CCiirrccuullaattiioonn HHOOTTEELLRREETTAAIILL ++ CCOOMMMMOONN SSPPAACCEEPPAARRKKIINNGG AAmmeenniittyyGGrroossss BBuuiillddiinngg AArreeaa BBUUIILLDDIINNGG TTOOTTAALLSS Lake Oswego North Anchor RFP Response | 02.03.2020 AArreeaa TToowwaarrddss FFAARR FFAARR EExxccuullssiioonnss 11 PPaarrkkiinngg 33 BBiikkee RReettaaiillLLeevveell BBOOHH AArreeaa CCoouunntt AArreeaa CCoouunntt IInnddoooorr OOuuttddoooorr RRooooff 55 13,000 sf 13,000 sf 1,900 sf 11,100 sf 85% 44 13,000 sf 13,000 sf 1,900 sf 11,100 sf 85% 33 13,000 sf 13,000 sf 1,900 sf 3,800 sf 11,100 sf 85% 22 16,700 sf 16,700 sf 1,900 sf 7,900 sf 23 6,900 sf 41% 11 24,900 sf 24,900 sf 800 sf 15,800 sf 45 5,700 sf 2,600 sf 00 11,200 sf 800 sf 10,400 sf 30 TTOOTTAALL 9911,,880000 ssff 8800,,660000 ssff 9,200 sf 34,100 sf 9977 0 sf 00 5,700 sf 2,600 sf 0 sf 3,800 sf 4400,,220000 ssff 7744%% 2 Efficiency includes Net Area + Lobby & Amenity / Gross Building Area. 4 Level 1 on Residential building includes mid-level parking mezzanine. 3 350 sf Average used for parking calculation. Lake Oswego North Anchor RFP Response | 02.03.2020 AArreeaa TToowwaarrddss FFAARR FFAARR EExxccuullssiioonnss 11 PPaarrkkiinngg 33 BBiikkee RReettaaiillLLeevveell44 RREESSIIDDEENNTTIIAALL Add'l Notes : 1 Exclusions are double height spaces along frontages due to severe grade change on site. LLoobbbbyy NNeett AArreeaa EEffffiicciieennccyy 22 BBaacckk ooff HHoouussee // CCiirrccuullaattiioonn RREESSIIDDEENNTTIIAALLRREETTAAIILL ++ CCOOMMMMOONN SSPPAACCEEPPAARRKKIINNGG AAmmeenniittyyGGrroossss BBuuiillddiinngg AArreeaa BBUUIILLDDIINNGG TTOOTTAALLSS Area Summary AREA SUMMARY First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 28 Funding Plan & Financial Capacity Funding Plan & Financial Capacity No team is better equipped to tackle the complexity of raising money for a mixed-use project that includes hospitality, housing, and office by engaging with the right financial partners to make this project a success. Our collective team has developed over one million sq. ft of office and hospitality in the PDX area, and has raised in excess of $60M of equity in the last three years for various projects from private and institutional money. We worked with national and international groups like Rockwood Capital , Hines, HRI, and NBP capital. We also have financial relationships with family offices such as Clay Fowler, Menashe family, and Schlesingers. Beyond our existing network of high net worth families and Institutions, we have a 20+ year relationship with real estate investment banker Malcolm Davies, based in Los Angeles, who successfully financed the Woodlark Hotel and the new Ritz Carlton Downtown with office, retail, condos, and hotel. Given our team’s extensive capability delivering projects in Lake Oswego and experience raising debt and equity for hotels, housing, and office, we will finally deliver this long awaited TOTAL PROJECT COST $100M (approx.) OFFICE $38M HOTEL $40M CONDO $22M Finance with 60% debt and 40% equity. First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 29 Public Outreach Plan Public Outreach Plan WORKING TOGETHER WITH THE COMMUNITY B1st Development Group will utilize the successful outreach program executed by the Haladay family with the Beacon Lake Oswego. Mr. Haladay will lead the effort meeting numerous groups including but not limited to the First Addition Neighborhood association, Evergreen Neighborhood Association and Lake Oswego Chamber of Commerce. Ad hoc personal meetings with any concerned citizen will also be included in the outreach. Our communication with the neighborhood, city and business community will include complete transparency about what our objectives are and what we can accomplish. We will actively listen to the community for ideas that will add to our project. Specifically, we will look for community feedback on the plaza sections which could include benches, a splash pad, pickle ball courts, or whatever our community thinks would draw people downtown. Looking back, this process while time consuming delivered several important ideas for the Beacon including the flat roof. The overwhelming support from the community and the neighborhood for the Beacon Lake Oswego was the result of this open, honest and constant communication. A second run of this outreach program will only build on the success of the first iteration. First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 30 Public Outreach Plan a b c d AMA’s “Vision Builds Identity” Approach. Identify with the client, the representatives of all constituents within the community who will be affected by / benefit from development. This could include religious institutions, not-for-profits, neighborhood associations, schools, community colleges, non-native English speaking groups, daycare centers, softball leagues, volunteer groups, etc. At Tacoma Housing Authority’s James Center North, the key constituents included the community college, the under-represented neighborhood associations, local businesses, and representatives of the Tacoma Housing Authority. At Fisher’s Landing, this meant reaching out to riders who often represented various racial, cultural, and socioeconomic groups, as well as local residents and neighborhood associations. Connect with these groups either via the client, social media, email, letter, etc. Each group requires a tailored communication pathway so avoid a generalized outreach approach. Build trust with each group and focus on establishing an on-going relationship. AMA serves members of the community who often feel like their opinions don’t count. Building trust through listening and responding to concerns is critical to gaining public support for development in their communities. Provide free dinner and child care. At James Center North (THA), the challenge was to find a way to engage in person with as many community members as possible at an outreach event. Typically, asking people to give up what small amount of free time they have to participate in outreach events or give input is difficult. By understanding that child care and conflicts with evening dinners was the primary hurdle, AMA focused on providing free food from a local business and free child care so that members of the community could realistically attend. Find the right day and time. Experience with community engagement in under-represented communities has taught a valuable lesson: pick the right day and time. There is a small window of time available to working people and knowing when that window of opportunity takes place is crucial to the success of a truly diverse and representative community engagement period. Engage early with community members so that they understand that we are not there to impose something on their community but that we’re there, firstly, to listen. Present options which reflect the ideas generated from the initial listening session and gather feedback on these options online, via questionnaire, and public dialog ue. Some community members like to be given the opportunity to speak anonymously because they are either not vocal or they are conflict averse. Provide visual and written options so that all community members can easily understand the options being presented. Not all brains are alike, so diverse forms of communicating are critical for decision-makers to consider trade-offs and helps them make informed decisions. As architects, AMA is successful at doing both. AMA diagram of when to hold workshops. COMMUNITY ENGAGEMENT IN DESIGN IMPLEMENTING AN INCLUSIVE OUTREACH STRATEGY First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 31 Proposed Development Schedule Proposed Development Schedule NNoorrtthh AAnncchhoorr Page 1 of 1Exported on February 6, 2020 3:16:27 PM PST THE TIME IS NOW. Every member of the B1st Development Group has extensive experience delivering local projects on time. Between Bremik, 10Branch, and CENTRL Office’s current experience, with Beacon and Ankrom Moisan’s recent experience with the Windward, we know how projects in Lake Oswego work. First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 32 References References ARCHITECTURAL REFERENCES Brenner Daniels Managing Director Holland Partner Group 360.596.2034 Marsha Malonson Director, Corporate Services SAIF 503.315.3026 Antonio Rubbo Senior Consultant MacFarlane Partners 415.356.2500 CONSTRUCTION REFERENCES Dave Pollin Principal The Buccini/Pollin Group 202.787.3300 Tim O’Brien President Urban Asset Advisors 503.341.7029 Mike Schofield CFO Beaverton School District 503.799.8429 FINANCING REFERENCES Howard Weinman Senior Managing Director Relationship Management First Republic Bank 503.471.4938 Rebekah Pratt VP, Commercial Banking Officer Commercial Real Estate Division Columbia Bank 503.478.1749 EQUITY REFERENCES Matt Friedman Managing Director Rockwood Capital 415.645.4300 Jordan Menashe CEO, Principal Menashe Properties 503.221.4040 Malcolm Davies Principal / Managing Director GSP Partners 310.867.2938 Dusty Harris Senior Managing Director Hines 801.456.0099 First Street North Anchor Lake Oswego Development Agency Request for Proposals February 7, 2020 33 References THANK YOU! We look forward to working with you. February 6, 2020 via email: ssin@ci.oswego.or.us Lake Oswego Redevelopment Agency ATTN: Sidaro Sin PO Box 369 380 A Avenue Lake Oswego, Oregon 97034 RE: BPM REAL ESTATE GROUP PROPOSAL FOR FIRST STREET NORTH RFP Dear Sid: On behalf of Portland based BPM Real Estate Group (“BPM”) and its founder and owner, Walter C. Bowen, I am pleased to submit this proposal for the redevelopment of the First Street North Anchor site. Our goal is to deliver a legacy mixed-use project that will compliment and enhance the vibrant live, work and retail space in First Addition and maximizes the City’s return on investment in assembling this key parcel. BPM has completed over $3 billion of hotel, office, senior housing and mixed-use development over the past 35 years and currently has over $1 billion under development in Portland & Bend, OR and Anaheim, CA. This experience includes 800 hotels rooms in select service, four- and five-star hotels. BPM’s development company, BDC Real Estate Investments, LLC (“BDC”) is developing the first Five Star hotel in Oregon bringing Ritz-Carlton and Ritz-Carlton Residences to a $600 million mixed use project currently under construction in downtown Portland. Our entire team is Portland based and has extensive experience in delivering world class projects. We are proposing a 122 key high-quality boutique hotel with 6,500 square of active ground floor retail. The hotel will include a rooftop restaurant that will provide lake, river and Mount Hood views and encourage pedestrian activity and contribute to the vibrant Lake Oswego community. Our design concept will create a quality, upscale, pedestrian- friendly development that responds to the neighborhood in scale and character and aligns with the East End Redevelopment Plan. BPM’s strong balance sheet and track record of success with local and national lenders to secure financing for this Project. All recent projects have achieved LEED certification for new construction. Contact me with questions and we look forward to working with you on this exciting project. Sincerely, Brian M. Owendoff CEO & Principal BMO Commercial Real Estate LLC Enclosures DEVELOPER QUALIFICATIONS, SUBMISSION AND EVALUATION PROCESS Developer Qualifications LORA seeks a North Anchor developer with the experience to design, construct and maintain a quality project that will benefit the Lake Oswego community. Developer qualifications are based on: Experience in developing high-quality, successful infill projects Response: see exhibit ‘B’ Representative Projects) Experience in delivering sustainable, LEED-certified projects. Response: Our team has delivered over twenty (20) LEED certified newly constructed projects. Ability in having secured financing for similar projects. Response: In the past three years, BPM has secured over $600 million in construction financing for urban mixed-use projects which include hotel, retail and office. Demonstrated ability to build public support for development projects. Response: Our team has worked in over a dozen major US cities in the design, entitlement, development and construction of complicated mixed-use projects. We work closely with all stakeholders to incorporate features that benefit the communities in which we do business and are also based in market realities. Experience in successfully working with public agencies on similar projects. Response: recent examples in the City of Portland include the $158 million Broadway Tower (180 key select service hotel) and $600 million Block 216 (one million square foot mixed use tower which includes Oregon’s first Five Star hotel, 138 co-branded residential condo units and 159,000 SF of Class ‘A’ office space). In Anaheim, BDC was selected as developer of a previously City-owned 3.38-acre site located on I-5 adjacent to Disney for the design, development and construction of a $172 million, 326 Key Four Star Hotel (Radisson BLU). The City of Anaheim Chamber of Commerce recognized Walter C. Bowen and BPM Real Estate Group as Developer of the Year for 2020. 1. Cover Letter Cover letter is attached. 2. Developer Team and Statement of Qualifications (Detailed Resumes Exhibit ‘A’) a. Development Team Members and Roles: Walter C. Bowen- Founder and CEO BPM Real Estate Group BPM Real Estate Group was founded by Walter C. Bowen in 1977. Active across multiple sectors and markets, BPM enhances the value of its properties with superior design, intelligent development, superior customer focused property management and efficient partnerships. Dedicated to enriching lives and inspired built environments, BPM represents an unwavering commitment to quality in all aspects of a project. From concept to completion, its holistic approach unlocks value for both tenants and Owners. Dan Lamey- President & COO of BPM Real Estate Group Dan Lamey is the President and COO of BPM Real Estate Group. Mr. Lamey is responsible for the day- to-day operations as well as strategic planning for the company. Mr. Lamey began his real estate career in 1990 with a regional real estate firm in Santa Clara, California. He later moved to CB Commercial in San Jose, before returning “home” to the Pacific Northwest as the Acquisitions Manager for a publicly traded senior living company in Portland. Over the years, Mr. Lamey has been responsible for the development, acquisition or operations of large multifamily communities, class A & B commercial office buildings and luxury senior living communities across the United States. Today Mr. Lamey actively participates in the acquisition and development of new opportunities for BPM, as well as overseeing the property management operations for BPM’s multifamily, commercial and senior living assets. Brian M. Owendoff- Owner’s Representative and CEO BMO Commercial Real Estate LLC Senior executive with over twenty nine years of experience that has led teams with three of the largest held full-service commercial real estate companies in the United States, specializing in the development, leasing, financing, property management, brokerage, construction, acquisition and disposition of institutional quality commercial properties across all product types. Mr. Owendoff has led teams that have developed and constructed over $3 billion in commercial projects including 757 hotel rooms. Brian was responsible for delivering Bridgeport Village, Oregon’s first Lifestyle Center while he has head of the local office of national developer Opus Northwest. LRS Architects Firm Introduction Driven by a passion for good design and supported by endless curiosity, LRS is a forward-thinking architecture and interiors firm offering creative solutions and transformative spaces. LRS’s diverse portfolio of work highlights its commitment to shaping the human experience through the physical environment. A single principle encompasses all they do: design with integrity. They design sustainably, planning vibrant communities and building structures to stand the test of time. Well-being is a top priority, because good design isn’t just about aesthetic, but how we interact within a created space. Experience With a staff of 130, LRS has worked on a variety of projects over the years. In addition to its retail, restaurant, and mixed-use experience, LRS has been involved with several hotel projects since our founding in 1976. Below is a partial list of our work: • Embassy Suites by Hilton, Tigard, Oregon • Granada Hotel, The Dalles, Oregon • Hotel Fifty, Portland, Oregon • Resort at the Mountain, Welches, Oregon • Resort at the Mountain Spa, Welches, Oregon • Avalon Hotel, Portland, Oregon • Salishan Lodge, Gleneden Beach, Oregon • Malibu Conference Center, Malibu, California • Horse Valley Inn, Pendleton, Oregon • Bank Hotel & Restaurant, The Dalles, Oregon LRS has also led several projects in the Lake Oswego jurisdiction, including the Lake Oswego Public Works facility and The Springs at Lake Oswego, a hospitality-inspired senior living campus with an emphasis on amenities. Trish Nixon, President, Managing Principal, Principal-in-Charge Trish’s expansive portfolio has helped shape the urban fabric of the Portland Metro area. A strong leader, Trish is an excellent communicator who can recognize complex challenges early on and redirect teams to solve efficiently. Trish is a licensed professional architect with more than 30 years of experience on a wide range of projects types including mixed-use, housing, commercial, and civic. A licensed architect and LEED Accredited Professional, Trish has a passion for sustainability and is a strong advocate for community involvement, volunteering her time with several Clackamas County organizations including: Clackamas County Design Review Committee, the McLoughlin Area Plan Committee, Park Avenue Station Area Technical Advisory Member, and the Clackamas County Sustainability Task Force Julio Cristian Rocha, Associate, Project Manager and Lead Designer Julio’s work is deeply connected to his design approach: advocating for thoughtful application, restrained composition, and clear expression. His projects include new construction and adaptive reuse buildings, including Towne Storage, which won the AIA Oregon Seismic Upgrade Citation and the NAIOP Development of the year, as well as Grant Park Village Phase II, a 167-unit apartment building, both located in Portland. Julio combines complex problem solving with creative vision to develop distinct design solutions. With each project, he bridges the gap between design and technical execution to exceed zoning, design review, and code requirements. Julio is a licensed architect as well as a LEED BD&C Accredited Professional. Construction Management Firm BPM will select a construction management firm once selected preferred developer of the First Street North Anchor Mixed Use site. BPM has extensive experience with several local construction management firms including Howard S. Wright, Tuner, Deacon Construction and Swinerton. b. Describe qualifications and experience in developing high-quality, successful infill mixed-use and hotel projects. Please include projects that have characteristics similar to what you may be thinking about for the North Anchor site and provide photos and descriptions of up to 5 referenced projects. Response: See exhibit B Representative Projects c. Describe experience with designing and constructing sustainable, green buildings. Response: Sustainability, environmental conservation, and resource stewardship are integral parts to LRS’s design and practice. The LRS team provides its clients with expertise gleaned from numerous projects that have achieved, or been designed to, sustainable certification qualifications. Those certified include 15 LEED projects, 4 Earth Advantage projects, and 2 Green Globes projects. LRS currently has 5 projects tracking for certification; 2 LEED, 1 Green Globes, 1 WELL, and 1 Passive House. LRS guides its clients through the options to achieve different levels of sustainability, whether the goals are for official certification, energy and water saving strategies, or a desire for increased environmental responsibility. LRS’s commitment to sustainability is shown through its own office space which achieved a LEED Gold Commercial Interiors Certification and maintains a Gold Level Sustainability at Work certification from the City of Portland. To support efforts toward sustainable goals, LRS maintains active membership in several green-focused organizations. Over the past three years, BPM has completed or broken ground on over 1.5 million square feet of LEED Certified Mixed-Use projects in Oregon and California. d. Describe public outreach experience. Response: BPM and its team have worked in many US Cities including Portland, Bend, Eugene Seattle, Dallas, Anaheim and Lake Oswego on projects that required extensive public outreach and extensive design review process. e. Describe experience working with public agencies on similar projects. Response: BPM worked with the City of Anaheim on a City owned 3.38-acre site located on I-5 and S. Anaheim Boulevard. The City tried for over ten years to secure a four-star hotel on a site that would connect the Disney Resort District to downtown Anaheim. The City entered into a Disposition, Development Agreement with BPM in 2017. BPM broke ground October of 2018 on a 326 key Four Star Hotel known as Radisson BLU Anaheim. Radisson BLU will open September 2020 with total project costs of $172 million. BPM was named Developer of the Year by the Chamber of Commerce of Anaheim for 2020 due in large part to providing what the City and Stakeholders wanted for this formerly City owned site. 3. Development Concept Outline a preliminary development concept for the First Street North Anchor Site and how it responds to the above Development Objectives. Please submit high-level schematic plans and illustrations to sufficiently convey the preliminary development concept. Response: Hotel Component: We are proposing a 122 key high-quality boutique hotel with 6,500 square of active ground floor retail located on parcels B & C. The hotel will include a rooftop restaurant that will provide lake, river and Mount Hood views and encourage pedestrian activity and contribute to the vibrant Lake Oswego community. Parcel A would be a nicely landscaped surface parking lot that would provide approximately 48 parking spaces. Parcel A could be re-developed at a future date to accommodate expansion of the hotel or retail or provide residential apartment units along with structure parking. At this time, BDC is unable to provide a firm commitment on the scope or timing of parcel A. Attached as exhibit C is the Test Fit plans. 4. Funding Plan and Financial Capability Provide the framework for funding the project including a concept for public and private participation. Provide evidence of financial condition and ability to secure financing for the project. Describe potential sources of debt and equity, as well as any public resources you may be contemplating. Response: BPM and its subsidiaries have secured over $825 million in construction financing over the past five years. The equity for this project would come from Mr. Bowen and a small group of private qualified investors that have participated in prior BDC projects. Below are terms acceptable to BPM to move forward with the purchase and redevelopment of the Site: Seller: Lake Oswego Redevelopment Agency (“LORA”) Buyer: BPM Real Estate Group LLC or its assigns Property: 46,800 SF and includes developable properties on the east and west sides of First Street abutting of B Avenue (Appendix B). The property on the west side at 500-520 First Street is 16,800 SF. The property on the east side includes three parcels at 525 First Street, 33-41 B Avenue and 504 N State Street/95 B Ave that total 30,000 SF. The First Street North Anchor properties (“Site”) includes four parcels: 1. 500-520 First Street – Tax Lot 21E03DD01200 2. 525 First Street – Tax Lot 21E03DD00500 3. 33-41 B Avenue – Tax Lot 21E03DD00400 4. 504 N State Street / 27 B Avenue – Tax Lot 21E03DD00300 ALL LOCATED WITHIN THE CITY OF LAKE OSWEGO, COUNTY OF CLACKAMAS, STATE OF OREGON. Purchase Price: $2,500,000, payable in cash at closing. Public Parking: Once Buyer completes the construction and opening of the hotel and retail, it will permit up to twenty (20) stalls to be open to the general public at no charge during the hours of 10:00 AM to 5:00 PM weekdays. Earnest Money: Buyer would deposit earnest money of $100,000 in escrow with Peggy Neikirk of Lawyers Title within three (3) business days following execution of the DDA. In the event of Buyer's default under the DDA, Seller would have as its sole remedy the right to retain the earnest money as liquidated damages. If Seller fails to close, all earnest money would be returned to Buyer and Buyer would have all remedies available for Seller's failure to close. Disposition and Development Agreement: The transaction is subject to the negotiation and execution of a definitive Disposition and Development Agreement (the “DDA”), in form and substance satisfactory to both parties, setting forth all of the obligations of the parties. Buyer will prepare a draft of the DDA and deliver the same to Seller. Except as may be otherwise provided in the DDA, the sale would be “as-is” and based on Buyer’s due diligence during the Review Period. Due Diligence: Buyer will have Three (3) Months following the selection in writing by Seller as preferred developer for the Property (“Notice”) to study the Property, the Property's operations, all applicable documents pertaining to the Property and its use and development, and to determine if the condition of the Property is acceptable (the "Review Period"). Buyer's obligation to purchase the Property would be conditioned upon Buyer's approval of the Property before the end of the Review Period. If Buyer provides notice to Seller of termination of the DDA prior to the expiration of the Review Period, the earnest money would be returned to Buyer. Buyer will be given access to the Property to commence its study of the Property at reasonable times following execution of this letter. Seller will cooperate in all respects with Buyer's study of the Property. Within five (5) days after Notice, Seller will give to Buyer copies of the all reports, leases, surveys (including any ALTA surveys of the Property), studies, specifications, agreements, correspondence to and from governmental jurisdictions, contracts, and other documents pertaining to the Property, the condition of the Property, the development of the Property, the design of the proposed building for the Property and the occupancy of the Property, which are in Seller's possession or within its control. If Buyer elects not to purchase the Property, Buyer will return all such items to Seller. Close of Escrow: The closing date of the transaction (the “Closing”) would be held on the date which is five (5) days after issuance of full building permit(s) by the City of Lake Oswego, or such other date agreed to by the parties in writing (the “Closing Date”). Closing would occur through an escrow with Lawyers Title Company. Closing Costs: Any County and City documentary transfer taxes and premium for CLTA Standard Coverage Owners’ Policy of Title Insurance would be paid by Seller. Any escrow fee charged by Title Company for holding the Deposit or conducting the Closing would be split 50/50 between Buyer and Seller. All other Closing Costs would be charged in accordance with the custom in Clackamas County. Title: Seller would deliver fee simple title to the Property by statutory warranty deed subject only to exceptions approved by Buyer. Exclusive possession of the Property would be delivered to Buyer on the Closing Date, with no tenants or others in possession of the Property or with rights to possession of the Property. Any tax deferred status would be removed by Seller at Seller's sole cost and expense at or prior to closing. Real property taxes would be prorated as of the closing date. Seller would deliver to Buyer an ALTA extended form policy of title insurance issued by the Title Company in the amount of the purchase price at closing. Costs of escrow would be shared equally by Seller and Buyer. Representations and Warranties: The DDA will include standard representations and warranties from Seller including but not limited to no outstanding litigation against Seller or the Property, the physical condition of the Property, the absence of any leases, absence of liens, assessments, and condemnation proceedings, the environmental condition of the Property, the status of contracts affecting the Property, the absence of any material defects and the completeness and accuracy of documents provided. The representations and warranties will be reasonably acceptable to Buyer. No Negotiation with Third Party: Seller shall negotiate exclusively with Buyer concerning the sale of the Property. Seller will not, through any representative or otherwise, provide any information or make any proposal or request to any other person concerning a sale of the Property. Confidentiality. Seller shall keep all matters concerning this proposed transaction (including the existence of this proposed transaction) confidential, provided Seller shall be allowed to disclose this proposed transaction to its attorneys, accountants, affiliates, advisors, and consultants as is reasonably necessary for Seller's performance of this proposed transaction. Further Documentation: This proposal is non-binding on the parties until execution of a Disposition and Development Agreement and a Purchase & Sale Agreement. Other Required Terms: City will agree to abandon the alley and add this area to the Property. City will also be liable for all clean up and cost of any contaminated materials on the Property. City will agree to reduce the required amount of parking for the Project to 48 stalls on the surface parking lot located on parcel A and the adjacent on street parking. 5. Public Outreach Plan Public Outreach comes in all shapes and sizes. Sometimes it involves a neighborhood meeting or two to introduce a neighborhood to a project, and sometimes it requires a more robust process with design charrettes, neighborhood workshops, and follow-up meetings to review solutions. LRS has been involved in a number of public outreach efforts at all levels. BPM and LRS to schedule a minimum of two (2) presentations to the First Addition/Forest Hills Neighborhood Association to present the preliminary plan and obtain community feedback on the project. 6. Proposed Development Schedule Below is proposed timeline: Description Date(s) BPM selected by Lake Oswego Redevelopment Agency 4.1.20 Due diligence by BPM 4.1.20 to 6.30.20 Negotiate Development and Disposition Agreement with City of Lake Oswego 7.1.20 to 12.31.20 Finalize Schematic and Design Development plans by LRS Architects 7.1.20 to 11.31.20 Public Outreach to obtain input from key stakeholders 10.1.20 to 11.31.20 Design Review Approval City of Lake Oswego 11.1.20 to 4.30.21 Creation of Construction Documents 4.1.21 to 6.30.21 Permitting City of Lake Oswego 7.1.21 to 11.31.21 Close on purchase of Land at issuance of full building permit 12.1.21 Construction 12.1.21 to 11.31.22 Installation of FF&E and Hotel pre-opening work 11.1.22 to 12.30.22 Hotel Opening 1.1.23 7. References Attached are reference letters from Ritz Carlton, Howard S. Wright, First Republic Bank and Washington Capital Management. EXHIBIT A: DEVELOPMENT TEAM RESUMES Walter C. Bowen, Founder and CEO of BPM Real Estate Group Walter Bowen founded BPM Real Estate Group in 1977 for the purpose of acquiring, developing, owning and operating Class A real estate throughout the United States. Since that time, BPM has been very successful in the construction and acquisition of more than 4,400 market rate and affordable apartment units, 44 senior communities, over 1 million GSF of office space, hotel space and other real estate related asset classes. Led by an experienced team of executives with over 100 years of combined real estate expertise, BPM has provided above market returns and significant appreciation by investing in and building top-tier properties. Known nationally since 1986 for his development, ownership and management of senior living communities, Bowen is an industry pioneer believing that seniors should live life to the fullest and has developed vibrant senior living communities in 11 Western states. In 2012, BPM closed on very profitable sales of 10 of its independent, assisted living and memory care communities. This sale allowed the company to further diversify its portfolio into office buildings, hotels and top-tier multifamily housing in the Northwest markets. The company maintains ownership and operation of one high-end senior community in Oregon. It further owns and operates three Class A apartment buildings as well as six Class A office buildings in Arizona, California, Oregon and Washington. Presently, BPM is also developing hotels, office buildings, retail, senior living/retirement communities, residences and apartments with an investment of approximately $1 billion relative to all present development projects. In 2014, BPM was the first to break ground on a commercial real estate project, called Pearl West, in Portland since the recession in 2008. Pearl West is a nine story GOLD LEED certified office building. It opened in 2016 and was sold in July 2017 and achieved the highest per square foot sale price in the history of Oregon as of the date of such sale. Bowen followed up Pearl West’s success by breaking ground in 2016 on Broadway Tower, a mixed-use 19 story building featuring a Radisson RED hotel, Radisson Hotel Group’s newest hotel brand. Broadway Tower’s 11 floors of office space, that sit atop the hotel, represents one of the largest blocks of contiguous office space available in the tight downtown Portland office market. Broadway Tower was completed in October 2018. Spring of 2017 brought the groundbreaking of The Alexander Bend, a 4-story, 136-unit independent lifestyle building in Bend, Oregon. This luxury Independent Senior Living community opened in September of 2019. In 2018, BPM broke ground on the 12-story Radisson BLU Anaheim. This four-star luxury resort is within walking distance to Disneyland resort’s main entrance and will be completed in the Summer of 2020. They also acquired the Deer Valley building in Phoenix, AZ. In June of 2019, BPM sold six senior living communities in Oregon, California and Nevada to a national REIT with a west coast operator, allowing BPM to continue to diversify its investments into Class A commercial office while reducing risk associated with owning senior care communities. The company intends to continue having a presence in senior living, but only with independent lifestyle communities, not assisted living and memory care. In addition, BPM Real Estate broke ground in July 2019, on Portland’s first Five-Star hotel, a 35-story tower Ritz Carlton and residences in the Central Business District. Over 40 years of successful real estate investing, Bowen has maintained majority ownership and control of all investments made and his guidance has resulted in superior investment returns being consistently realized. In the future, Bowen will continue to invest its capital together with both institutional and other accredited high net worth investors seeking to privately invest with BPM Real Estate Group. Each real estate investment is set up as a separate limited liability company with the targeted purpose of realizing superior returns in the form of both annual cash flow and ultimate appreciation upon sale. With his team and through his businesses, Bowen, who attended the University of Oregon and is a Portland State University graduate, shares his positive vision for a future that thrives on creativity, innovation, and an unparalleled drive for success. He has served on numerous boards, including for the Assisted Living Federation of America (now Argentum) and on the Advisory Board for the National Investment Center for Senior Housing and Care (NIC). He is also a Trustee for Providence St. Vincent Medical Foundation in Portland. Dan Lamey, President & COO BPM Real Estate Group Dan Lamey is the President and COO of BPM Real Estate Group. Mr. Lamey is responsible for the day-to-day operations as well as strategic planning for the company. Mr. Lamey began his real estate career in 1990 with a regional real estate firm in Santa Clara, California. He later moved to CB Commercial in San Jose, before returning “home” to the Pacific Northwest as the Acquisitions Manager for a publicly traded senior living company in Portland. Over the years, Mr. Lamey has been responsible for the development, acquisition or operations of large multifamily communities, class A & B commercial office buildings and luxury senior living communities across the United States. Today Mr. Lamey actively participates in the acquisition and development of new opportunities for BPM, as well as overseeing the property management operations for BPM’s multifamily, commercial and senior living assets. Mr. Lamey is a graduate of Santa Clara University with a degree in Finance. He is involved in several industry trade organizations and has served on advisory boards and operational leadership committees over the years. He began his career at BPM in 1996 working for Regent Assisted Living, before moving to Bowen Property Management in 2000 and then to BPM Senior Living in 2003, before leaving to run a new senior living company for Fortress Investment Group in 2012. He returned to BPM Real Estate Group in 2016. Mr. Lamey has nearly 30 years of experience leasing, selling, developing, acquiring and operating real estate investment properties. Brian M. Owendoff- CEO & Principal BMO Commercial Real Estate LLC 1925 NW Norfolk Court Portland, Oregon 97229 – brian@bmocre.com - 503.954.2526 (h) – 503.201.9590 (m) SUMMARY Senior executive with over twenty five years of experience that has lead teams with three of the largest held full service commercial real estate companies in the United States, specializing in the development, leasing, financing, property management, brokerage, construction, acquisition and disposition of institutional quality commercial properties across all product types. • Completed in excess of eight million feet of real estate development, construction and leasing across all product types valued in excess of $3 billion. • Responsible for the design, development and construction of approximately two million square feet of suburban office buildings in Cleveland and Columbus, Ohio; and two and a half million square feet of office, warehouse, retail, hotel and mixed-use urban in Portland, OR and Anaheim, CA. • Experience and knowledge of the comprehensive development management, underwriting, entitlement, Joint Venture, financing, construction, acquisition and real estate investment process. • A roll-up the sleeves, self-starting demeanor coupled with vision, positive outlook, high energy and commitment. • Proven ability to conceptualize, design and implement a fully integrated strategic marketing program for entrance into new markets. • History and proven track record of influencing a diverse group of stakeholders with regard to coordinated strategic planning, branding, implementation and getting people into positive action. • Extensive functional experience and knowledge as it relates to acquisition, lease up, asset management and disposition of Class A Core, Core-plus or Value Add Real Estate. • A sound executive with demonstrated success in setting and managing priorities, delegating and motivating others. • Collaborative leadership style with superior communication, negotiation and presentation abilities. 2011- present 2010-2011 BMO Commercial Real Estate L.L.C. Portland, Oregon CEO & Principal BMO Commercial Real Estate LLC provides an array of advisory services to help owners, occupiers, developers and financial institutions make better real estate decisions. My extensive and diverse experience in leadership positions with three of the largest full service real estate companies in the US, I have developed a thorough understanding of the interplay among asset valuation, capital markets, market timing and maximizing the value of real estate to align with client’s business objectives. CB Richard Ellis (NYSE: CBG) Portland, Oregon Managing Director CB Richard Ellis Group, Inc. (NYSE:CBG), a Fortune 500 and S&P 500 company headquartered in Los Angeles, is the world’s largest commercial real estate services firm. As Managing Director for the Portland office, I lead a team of over 100 professionals that offered strategic advice and execution for property sales and leasing; 2008-2010 corporate services; property, facilities and project management; development services; mortgage banking; appraisal and valuation; development services; investment management; and research and consulting. Rebuilt retail practice team, doubled size of agency listings by four million square feet, increased gross revenue ten percent and secured long term contract extension with largest health care client. Opus Northwest, L.L.C. Portland, Oregon Vice President & General Manager As Vice President - General Manager of the Portland office was responsible for facilitating growth and the expansion of business opportunities in SW Washington, Oregon and the Portland metropolitan market. Lead a team of 28 professionals that supervised all activities related to project development, including site development, market analysis, financial feasibility, construction, leasing and project sa les. In 2008 and 2009, responsible for delivery of $185 million of suburban office, high rise apartment (332 units), mid-rise apartment (101 units) and industrial product in Greater Portland. 2003- 2008 Duke Realty Corporation (NYSE: DRE), Cleveland Ohio Vice President- Cleveland Office Group Responsible for all leasing and management of a 2.25 million square foot class ‘A’ office portfolio; secured over $250 million in third party construction and new development of speculative office property. • Consistently ranked among the top 10% of producers within Duke Realty (out of 58). • Identified and secured new business relationships with corporate office tenants that significantly increased market share from 10% to 30% of suburban Cleveland office market. • Interfaced with ‘C’ level executives to facilitate real estate transactions with the purchase and development of office properties in Greater Cleveland. • Responsible for entire leasing process from initial target of prospective tenant, financial analysis, preparing and presenting proposals, negotiation of lease and coordination of construction process with tenant. 1996-2003 Duke Realty Corporation, Cleveland, Ohio Senior Leasing Representative 1991-1996 Key role in startup of new Cleveland office via acquisition of existing privately held company for Duke Realty Corporation as first Duke employee. • Developed and implemented strategy for growth of Cleveland business unit from 780,000 square feet of office property to 2.25 million square feet of office property. • Identified and targeted new office properties for acquisition, and new sites for future office development. Duke Associates, Columbus, Ohio Leasing Representative • Responsible for all leasing activity in new Columbus operations. • Identified and secured key relationship with firms including Nationwide Insurance, Cardinal Health and Indiana Insurance. MEMBERSHIP and AWARDS EDUCATION and LICENSES • Forest Height HOA Board Member and President • NW Heights Neighbor Association Board Member and Vice President • Cancer Cure-saders Board of Directors. • Past Board of Directors: Portland Business Alliance • Past Board of Directors: First Tee of Portland • Past Board of Directors: Oregon League of Minority Voters • Citizen Member of Rose Quarter Advisory Committee (appointed by Mayor) • Citizen Member: West Hayden Island Committee (appointed by Mayor) • Board of Directors: Portland State University Center for Real Estate • Past Board of Directors NAIOP Oregon • Past Board of Directors & Executive Committee: Greater Portland, Inc. (regional economic development & marketing initiative) • Past President and Board of Directors- Northern Ohio Chapter of National Association of Office and Industrial Properties (NAIOP) • Founder, Board of Directors and inaugural class- Cleveland Bridge Builders (leadership development organization) • Past Chairman of Board- Playhouse Square Partners (2nd largest performing arts center in US) • Past Board of Directors and Executive Committee Member - Cleveland Leadership Center • Past Board of Directors- Shaker Heights Country Club • Past Citizen member of City of Shaker Heights Economic Development Committee • 2009 Daily Journal of Commerce Newsmaker’s Award • 2001 Crain’s Cleveland Business- “Forty under Forty” • Top five producers for Duke Realty Corporation 1997, 1999 & 2006 (out of 58) and Dealmaker of the Year (most leases signed) 1998 and 2006. • Past Advisory Member- Midwest Real Estate News Bachelor of Science Business Administration & Entrepreneurship- 1991 Xavier University, Cincinnati, Ohio Principal Broker License State of Oregon LRS Full Resumes Trish Nixon, President, Managing Principal, Principal-in-Charge Trish is a strong leader recognized for her work in housing projects and ability to grow and foster client relationships. She is admired for the way she embraces project challenges to bring about a beautiful result. Registration • Licensed Architect in the States of Idaho, Nevada, Oregon, Washington • National Council of Architectural Registration Boards (NCARB) • LEED Accredited Professional Education • Bachelor of Architecture, Texas Tech University Affiliations • American Institute of Architects (AIA) • Commercial Real Estate Women (CREW), Board Member 2011 - 2018, President 2017 • Clackamas County Design Review Committee 2002- 2006, Chair 2006-2010 • PSU Center for Real Estate Advisory Board 2020- Employment • Joined LRS in 1996 • Named Principal in 2003 • Named President in 2019 A summary of her relevant experience includes: • 57th and Burnside Mixed Use Apartments, Portland, OR • 4707 Hawthorne Mixed-Use Apartments, Portland, OR • The Albert Apartments (LEED Gold), Portland, OR • The Aria Apartments, Vancouver, WA • Block 290 Mixed Use, Portland, OR • Madina Apartments, Portland, OR • Magnolia Phase II Affordable Apartments, Portland, OR • Mason-Williams Mixed-use Apartments (LEED Gold), Portland, OR • Misty Ridge Apartments, Happy Valley, OR • Pacific Union College Housing, Angwin, CA • The Marilyn Mixed-Use Apartments, Portland, OR • The Morgan Apartments, Portland, OR • 295 Church Street Condominiums, Salem, OR • Erickson-Fritz Historic Adaptive Reuse for Workforce Housing (Earth Advantage Gold Certification), Portland, OR • Martha Washington Apartments Adaptive Reuse (LEED Silver), Portland, OR • Ritzdorf Apartments Senior Housing Conversion, Portland, OR • St. Stephens Mixed-use Development, Portland, OR • Vancouver Housing Authority Columbia House and Anthem Park Renovations, Vancouver, WA • Vibrant! Apartments, Portland, OR • The Shops on Barbur Boulevard Mixed-Use, Portland, OR • Clackamas Town Center Parking Structure, Clackamas, OR • Dartmouth Office Building, Tigard, OR • Department of Human Services Offices, Salem, OR • Fanno Creek Office Buildings, Tigard, OR • City Hall of Oregon City Renovation (LEED Silver), Oregon City, OR • Hillsboro Civic Center Mixed-use City Hall (LEED Gold), Hillsboro, OR • Premier Gear Adaptive Re-use, Portland, OR Julio Cristian Rocha, Associate, Lead Designer and Project Manager Julio combines complex problem solving with creative vision to develop distinct design solutions. With each project, Julio bridges the gap between design and technical execution to exceed zoning, design review, and code requirements. Registration • Licensed Architect in the State of Oregon • LEED BD&C Accredited Professional Education • Bachelor of Architecture, California Polytechnic State University - San Luis Obispo • Architectural Design Studies, Academic Year, University of Copenhagen Employment • Joined LRS in 2011 • Named Associate in 2015 Years of Experience • 20+ A brief summary of his relevant experience includes: • The 20 on Hawthorne Mixed-Use Apartments (LEED Gold), Portland, OR* • 4707 Hawthorne Mixed-Use Apartments, Portland, OR • Atwater Place Condominiums (LEED Gold), Portland, OR* • Cyan/PDX Apartments (LEED Gold), Portland, OR* • Grant Park Village Mixed-Use Apartments, Portland, OR • Grant Park Village Phase II Apartments, Portland, OR • John Ross Condominiums (LEED Gold), Portland, OR* • Magnolia Phase II Affordable Housing, Portland, OR • The Marilyn Mixed-Use Apartments, Portland, OR • The Meriwether Condominiums (LEED Gold), Portland, OR* • Misty Ridge Apartments, Happy Valley, OR • Platform 14 Mixed-use Apartments (Earth Advantage Certified), Hillsboro, OR • Poet’s Walk Memory Care, Fredericksburg, VA • The Celine Apartments, Portland, OR • Union Life Senior Living Campus, Shenyang, China • Villa Montalvo Artist Residences, Saratoga, CA* • Villebois Apartments Schematic Design, Wilsonville, OR • Touchmark in the West Hills Sky Lodge Independent Living, Portland, OR • Belmont 2236 Adaptive Reuse Study, Portland, OR • 3130 SE Hawthorne Adaptive Reuse, Portland, OR • Historic Bank Blocks Adaptive Reuse, Portland, OR • Premier Gear Adaptive Reuse, Portland, OR • Towne Storage Historic Renovation, Addition and Adaptive Reuse, Portland, OR • Weatherly Blocks Redevelopment, Portland, OR EXHIBIT B REPRESENTATIVE PROJECTS DEVELOPED BY BPM REAL ESTATE GROUP Block 216: 1 million square foot mixed use tower Portland, OR with BPM Real Estate Group Known as Block 216, the project will be a 35 story tower that will be approximately one million Gross Square Feet that will contain four components: underground parking; 165,000 SF of Class ‘A’ office space; a 251 key Five Star hotel and 138 residential condominium units on the top eleven floors of the building on a full city block in Downtown Portland. The project would be built to 460’ in height and be the 4th tallest building in Portland. The 138 residential condominiums in The Ritz-Carlton Residence will soar on floors 21-35 atop The Ritz- Carlton, Portland, a 251 key Five Star hotel. The Residences will offer sophisticated style, luxurious finishes and legendary Ritz-Carlton service, including room service and housekeeping and access to the 19th + 20th amenity floors of the hotel with large indoor pool, fitness center, spa, bar and restaurant. The location is beautifully situated among world class shopping, entertainment and dining, owners will have stunning, unique views of Portland’s downtown skyline to the south and west and the Cascade Mountain Range and Willamette River to the north and east. Owners will also enjoy unparalleled amenities, such as an 8th floor owner’s lounge, fitness facility, secured underground parking with access to valet service, as well as ground floor retail space and a food hall that will accommodate up to ten high-end food curators. Design Commission provided approval to the Project December 2018, with groundbreaking July 2019 and anticipated substantial completion First quarter of 2023. This will be one of the largest projects to break ground downtown since Big Pink (US Bancorp Tower) in 1983. This project will create thousands of direct and induced jobs and significantly increase real estate and income revenue for the City of Portland and Multnomah County. Portland based GBD has been selected lead architect for the project and Howard S. Wright is the construction manager. Total Project Costs: $600 million. Radisson BLU Hotel Anaheim, CA 362,216 SF 326 Key Four Star Hotel with BPM Real Estate Group Prominently located near the Anaheim Resort district, Radisson BLU Anaheim will be within walking distance to Disneyland resort’s main entrance, near Anaheim's burgeoning Platinum Triangle, and centrally located to many renown event venues including: California Great Adventure Park, the year- round Anaheim Sports Center with indoor tournament facilities across Anaheim Boulevard, the Anaheim Convention Center, the ARTIC bus and rail transportation hub, and two major league venues for the Anaheim Ducks at Honda Center and the Los Angeles Angels of Anaheim at Angels Stadium. Planned as a four-star “upper upscale” luxury resort, the hotel's first-class amenities will support the growth of the Disney experience and complement Anaheim's leadership in the tourism industry. The 12-story hotel will feature views towards Disneyland and other Anaheim attractions. The 326-key hotel will have world-class architecture and offer a variety of room configurations, including several generous- sized suites and rooms with bunk beds to accommodate large families. A 353-stall garage offers guests plenty of on-site parking. The top level of the hotel will feature an outdoor rooftop deck bar, restaurant and social pool with panoramic views of Anaheim and evening Disneyland fireworks. The ground floor is rich with amenities such as a restaurant and lounge, adjacent to a more family focused pool area. A fitness facility, gift shop, game room, and small conference facility are also offered to guests. The hotel will have sustainable features including reduced water usage, heightened energy efficiency, electric car charging stations, and drought resistant native plants with drip irrigation systems. The project will meet California Energy Code Title 24 requirements and the project is targeted for LEED Silver with the US Green Building Council. Total Project Costs: $173 million. GBD + HKS architects and Swinerton construction manager. Substantial completion is slated for completed September 2020. Broadway Tower, Portland, Oregon 430,000 Gross Square Feet hotel, office + retail Broadway Tower is located on SW Broadway between SW Columbia and SW Clays Streets in downtown, Portland. This location is in the heart of downtown Portland, within a 5 minute or less walk of world class shopping, museums, restaurants, the South Park Blocks and Portland State University. Several streetcar and light rail stops are located within two blocks of the site. A nineteen story, 308,550 Gross Square Foot tower which encompass 124,000 GSF, 180 key Radisson Red (millennial focused) on ground floor through 8th floor and a 184,000 GSF of office space on floors 9th through 19th (includes 2,200 GSF ground floor retail space at corner of SW Broadway and SW Clay). The building is 260’ tall. The building has 247 parking spaces on four underground parking levels. Total Project Size is approximately 430,000 Gross Square Feet. There are two separate lobby entrances and elevator cores to service each use. The hotel lobby and three elevators are near the intersection of SW Columbia & Broadway. The office lobby is closer to the SW Clay and Broadway corner and includes +/- 4 elevators. Elevators service ground floor and above grade floors for the office component and hotel component. Parking levels service via two dedicated elevators. The building’s exterior is a combination of curtain wall glass and high quality metal panels. A state of the art high efficiency water source heat pump system provides flexible heating and cooling in zones of approximately 900 square feet with MERV 13 air filtration and acoustically isolated mechanical systems. Floor plates for the office range in size from 8,043 (on 19th floor) to more typical of 16,650 GSF and are efficiently designed to accommodate a full floor tenant or be demised for multi-tenant down to suites as small as 1,500 square feet. 13’-6” Office Floor to Floor Height with an emphasis on daylighting throughout. The hotel provides a restaurant and bar facilities on both ground floor and 2nd level outdoor patio space. Bike Friendly with Secure Bicycle Storage and shower / locker room facilities is located on the B-1 level. GBD was the architect and Howard S. Wright was the contractor. Construction of this $158 million project commenced June 2016 and was completed in October 2018. The office component opened at a 94% occupancy and achieved the highest rental rates for an office building in downtown Portland. PEARL WEST, Portland, Oregon 235,000 Gross Square Feet with BPM Real Estate Group First new class ‘A’ office building to break ground since Great Recession. Three underground levels of parking with 150 spaces and nine floors of office with ground floor retail. Total Project costs of $55.29 million. Obtained Design Review approval in one meeting: first time since 2007 a project was approved on first attempt at Portland Design Commission. Architect is THA & GBD; construction manager is Howard S. Wright. Opened April 2016 at 85% occupancy and achieved highest net rental rates in downtown Portland. THE ALEXANDER SENIOR HOUSING BEND 200,000 SQUARE FEET SENIOR HOUSING The Alexander Bend is a luxury independent senior living community located in picturesque Bend, Oregon. At just over 200,000 square feet it has 136 units and numerous community common spaces. Three dining venues, including an upscale, full-service bar, Indoor pool, rooftop deck, game room and yoga studio are just a few of the amenities offered. The Alexander opened December 2019. EXHIBIT C TEST FIT PLAN ARCHITECTS|01/30/20219361 | BPM HOTEL | BPM HOTELLAKE OSWEGO SITE A17,645 SFSITE B18,970 SFSITE C10,854 SFSW B AVENUE1ST STREETN STATE STREET040'80'(E) BLDG(E) BLDG(E) BLDGDEDICATIONVACATIONDEDICATIONDEDICATIONALLEYALLEY6'-10"133'-2"140'-0"120'-0"80'-0"120'-0"20'-0"120'-0"12'-6"55'-0"12'-6"3'-6"143'-2"6'-10"150'-0"6'-10"93'-2"100'-0"(E) BLDG(E) BLDG(E) BLDG(E) BLDG(E) BLDGNPLANARCHITECTS|Scale: 1" = 40'-0"OVERALL SITE PLAN01/30/20219361 | BPM HOTEL |01 SW B AVENUE1ST STREETN STATE STREET(E) BLDGALLEY(10)(7)(5)(7 + 2)(12)(5)VANLANDSCAPE / STORMWATER AREASEXISTING RETAINING WALL TO REMAIN, TYP(E) BLDGAC LOUNGEAC KITCHENLAUNDRYMECHTELESTORSTORRECEIVINGFITNESS CENTERLUGGAGEFRONT DESKLOBBYSTAIRRETAIL - PRIVATERETAIL - PRIVATESTORMECHSTAIRRECEIVINGTRASHELEVELEVAC LIBRARY120' - 0"115' - 0"113' - 0"122' - 9"ENTRY COURT(E) BLDGALLEYLOADINGAC MARKETRR RRRR RROFF.OFF.OFF.T/RFOOD PREP/ STORAGEMEETINGMEDIAMEDIALOADINGENTRY COURTENTRY COURTSTORMWATER / LANDSCAPE COURTYARDUPUPSTORWORKROOMBREAKROOM3600 SF3200 SFNPLANARCHITECTS|Scale: 1/32" = 1'-0"HOTEL PLAN - SITES A, B & C - LEVEL 101/30/20219361 | BPM HOTEL |02SITE AREA = 18,970 SF LANDSCAPE & STORMWATER AREA REQUIRED = 1,897 SF SITE AREA = 10,854 SF LANDSCAPE & STORMWATER AREA REQUIRED = 1,085 SF 016' 32'64'TOTAL GUEST SUITES = 122METRO KING (32%) = 39STANDARD DOUBLE/DOUBLE OR STANDARD KING (57%) = 69CUSTOM SUITES (11%) = 14 SITE AREA = 17,645 SF LANDSCAPE & STORMWATER AREA REQUIRED = 1,765 SF SW B AVENUE1ST STREETN STATE STREET(E) BLDGEHOUSEKEEPINGSTAIRSTAIREMETROKINGSTD. DBL/DBL OR KING(E) BLDGALLEYSTD. DBL/DBL OR KINGMETROKINGSKY BRIDGECUSTOM SUITECUSTOM SUITELINENSE / D MECH. STORAGE CUSTOM SUITECUSTOM SUITECUSTOM SUITECUSTOM SUITENPLANARCHITECTS|Scale: 1/32" = 1'-0"HOTEL PLAN - SITES B & C - LEVEL 201/30/20219361 | BPM HOTEL | 03016' 32'64'GUEST SUITES = 46METRO KING = 15STANDARD DOUBLE/DOUBLE OR STANDARD KING = 25CUSTOM SUITES / MODIFIED STANDARD UNITS = 6 SW B AVENUE1ST STREETN STATE STREET(E) BLDGEHOUSEKEEPINGSTAIRSTAIREMETROKINGSTD. DBL/DBL OR KING(E) BLDGALLEYSTD. DBL/DBL OR KINGMETROKINGSKY BRIDGECUSTOM SUITECUSTOM SUITELINENSE / D MECH. STORAGE CUSTOM SUITECUSTOM SUITECUSTOM SUITECUSTOM SUITENPLANARCHITECTS|Scale: 1/32" = 1'-0"HOTEL PLAN - SITES B & C - LEVEL 301/30/20219361 | BPM HOTEL | 04016' 32'64'GUEST SUITES = 46METRO KING = 15STANDARD DOUBLE/DOUBLE OR STANDARD KING = 25CUSTOM SUITES / MODIFIED STANDARD UNITS = 6 SW B AVENUE1ST STREETN STATE STREET(E) BLDGESTAIRSTAIRHOUSE KEEPINGATTICSTORSTD. DBL/DBL OR KINGMETROKINGLINE OF ROOF, TYPALLEY(E) BLDGSKY BRIDGESTD. DBL/DBL OR KINGMETROKINGSTORSTD. DBL/DBL OR KINGCUSTOMSUITEMECH.E / DROOF TOP BAR / RESTAURANTEEXTERIOR SEATINGSTORCUSTOMSUITEATTICMECHLINENSNPLANARCHITECTS|Scale: 1/32" = 1'-0"HOTEL PLAN - SITES B & C - LEVEL 401/30/20219361 | BPM HOTEL | 05016' 32'64'GUEST SUITES = 30METRO KING = 9STANDARD DOUBLE/DOUBLE OR STANDARD KING = 19CUSTOM SUITES / MODIFIED STANDARD UNITS = 2 ARCHITECTS|BUILDING AREAS01/30/20219361 | BPM HOTEL | 07 ARCHITECTS|HOTEL AREAS01/30/20219361 | BPM HOTEL | 08 ARCHITECTS|MASSING VIGNETTE01/30/20219361 | BPM HOTEL | 09 ARCHITECTS|MASSING VIGNETTE01/30/20219361 | BPM HOTEL |10 ARCHITECTS|MASSING VIGNETTE01/30/20219361 | BPM HOTEL | 11 ARCHITECTS|MASSING VIGNETTE01/30/20219361 | BPM HOTEL |12 December 31st, 2019 To Whom It May Concern: BDC Real Estate Investments and the BPM Group have been clients of First Republic Bank since 2006 and they have handled everything as agreed. The relationship currently maintains over 50 deposit and investment accounts at First Republic. Relationship deposits at First Republic exceed $20 million and brokerage accounts also exceed $20 million. Since 2006, we have provided aggregate loan commitments exceeding $150 million on properties up and down the West Coast. We are pleased to confirm that all loans have been handled as agreed and repaid in a timely manner. Please call me should you wish to discuss this further. Sincerely, John Fruehe Managing Director Ph. 415-288-8075 February 3, 2020 Sidaro Sin Lake Oswego Redevelopment Agency PO Box 369 380 A Avenue Lake Oswego, OR 97034 RE: RECOMMENDATION LETTER FOR BPM REAL ESTATE GROUP Dear Sid: I am the Vice President for Howard S. Wright, a Balfour Beatty Company in our Portland, Oregon Office and writing you in regard to BPM Real estate group. We have worked closely with Walter C. Bowen and the BPM Real Estate Group team on the successful completion of two ground up mixed-use projects and are under construction on a third. These projects include the 9 story Pearl West Office building, the 20 story Broadway Tower Mixed use hotel (180 Key Radisson Hotel) and office as well as we are under construction on the Block 216 mixed use project which will include 251 five-star Ritz Carlton hotel rooms. We have worked with many local and national developers and have found BPM to be among the top of that group. BPM’s local team has a track record of delivering excellent design and success in responding to demand for best of class hotel, office, residential and retail buildings. We will forward to working with BPM on future projects. Contact me with questions at (503) 220-0895. Sincerely, Ryan McGrew Vice President Howard S. Wright McGrewR@hswc.com CC: Walter C. Bowen - BPM Real Estate Investments LLC Brian M. Owendoff - BMO Commercial Real Estate LLC Dana Java bsohn 10400 Fernwood Rd.Dept.30/921A6 Bethesda,MD 20817 (301)380-2418 office Genial Vice President Dana.Jacobsohn@marriott.com >Xarnott' Global Mixed-Use Development INTERNATIONAL February 3, 2020 Sidaro Sin Lake Oswego Redevelopment Agency PO Box 369 380 A Avenue Lake Oswego, OR 97034 RE: RECOMMENDATION LETTER FOR BPM REAL ESTATE GROUP Dear Sid: I am Senior Vice President of Mixed-Use Development for The Ritz-Carlton. We have worked closely with Walter C. Bowen and BPM Real Estate Group ("BPM") on a long-term hotel management agreement to bring the first Five Star Hotel to Oregon in a $600 million mixed-use project known as block 216 in downtown Portland. This project includes 138 co-branded residential condominium units and ground floor active retail space. We have had a very positive experience with BPM and their entire team, as they have the development and construction expertise, financial wherewithal and long-term ownership and management approach to complete world class hotel and mixed-use developments. Contact me with questions at (301) 380-2418. Sincerely, Dana Jacobsohn Senior Vice President, Global Mixed-Use Development CC: Walter C. Bowen - BPM Real Estate Investments LLC Brian M. Owendoff - BMO Commercial Real Estate LLC W" WAS H IN GTO N 5;14' C A P I T A L February 3, 2020 Sidar❑ Sin Lake Oswego Redevelopment Agency PO Box 359 380 A Avenue Lake Oswego, OR 97034 RE: RECOMMENDATION LETTER FOR BPM REAL ESTATE GROUP Dear Sid: I am Vice President for Washington Capital Management. Walter C. Bowen and BPM Real Estate Group is a long term client and we have provided several construction loans for their development projects including the Pearl West Office and mixed use Broadway Tower. BPM performed in a first class manner, completed the large complex projects successfully and met their loan obligations, We look forward to working in the future with BPM Real Estate Group. Contact me with questions at (503) 248-9188. Sincerely, att ❑eBellis Vice President Washington Capital Management, Inc, mdebellis@wa-cap.com CC: Walter C. Bowen - BPM Real Estate Investments LLC Brian M. Owendoff - 8MO Commercial Real Estate LLC 1 SW Columbia St, Ste 460 503 248 9188 Portland,OR 97258 wa-cap.com ■■ Master Development Contents Cover Letter Development Team & Statement of Qualifications Development Concept Funding Plan and Financial Capacity Public Outreach Plan Proposed Development Schedule References Appendices APR � r ��� a1600 �� V V m• +� sr•� 4 f yr .r 1 # F PP2, Introduction - Resolute Consulting is excited to offer for your consideration a development proposal to blend urban and suburban conveniences in response to the goals outlined in the North Anchor RFP. Through a thoughtful and purposeful collaboration of highly experienced team members, we are confident our design will be viewed as innovative, functional, sustainable, and aimed at meeting community and stakeholder needs. Our goal is to build a luxury lifestyle center that showcases the Lake Oswego prosperity while creating growth and opportunity for local businesses. We have designed a place to stay, a place to live, and a place to work as foundational to our proposal. Cover Letter Resolute Consulting in partnership with Master Development is submitting a development proposal focused on achieving the goals as outlined in the North Anchor RFP. Our firms will deploy a unique blend of contemporary expertise to configure a masterful sense of place that bridges both downtown anchors, offering complimentary experiences at each city center. Our designs create community, business, and visitor spaces based on our experiences as Lake Oswego residents and goals outlined in core city documents. Our design will easily integrate into the economic vitality goal for the 2035 Comprehensive Plan, ensuring that Lake Oswego remains a "community where people can live, work, play, and meet their daily needs for goods and services." Resolute Consulting and Master Development are a compelling mix of project management, capital funding, and real estate development professionals. We also collaborated with Mackenzie, Andersen Construction, and Garrison Hullinger Design to assist in development of this proposal and the assessment of its feasibility. Our team members have both personal and professional connections to Lake Oswego, which is why we have such impassioned desire to see North Anchor redeveloped to its highest potential. We envision a downtown center that enhances local business opportunity, increases tourism, complements the new developments at both The Beacon and Wizer blocks, and creates a vital connection to the diverse ecosystems and economies that make Lake Oswego such a fantastic place to live, work, and visit. r I Development Team Qualifications The development team includes a group of local companies that have a vested interest in the community of Lake Oswego and, together, boast a portfolio that includes some of Portland and Lake Oswego`s most celebrated properties. The project will be developed as a collaboration between Resolute Consulting and Master Development and will integrate firms with extensive experience in sustainable design and building, iconic interior design, and hospitality management and operations, including Mackenzie (architecture & engineering), Andersen Construction (general contractor), Garrison Huilinger (interior design), and Joe Buck (hotel operator). Summaries of these firms' experience and featured projects that are similar to the North Anchor project are provided in the following pages. Detailed qualification summaries and resumes of principal members of the North Anchor project team are provided in the appendices. Master •- •- • 00 'ii �. •. . . Development '� ° ' 'LLC aa�r lit 4 ' - • I � , Since its inception in 2010, Master Development has i ■ ■ earned its reputation as a leading real estate developer I in and around Oregon. The firm focuses on developing smart, high-tech buildings, with a sustainable footprint. ,. Its scope includes commercial, residential, mixed-use F. ti • •.- • . • - buildings, and luxury apartments. Master Development's qualifications for managing �� •-• •• • complex commercial and mixed-use development projects is demonstrated by its portfolio of more than Mixed 30 successful projects, including LEED-certified builds. _ _ __ _ � . ■ i The firm also boasts a track record for organized - funding strategies and building community and government consensus for projects. • While the firm is based in Eugene, it has direct ties to the local community. Principal Steve Master formerly resided on Lake Oswego's North Shore and now calls the Pearl District home. Steve's diverse experience will ensure clean execution, effective cost management,and on-time delivery. His vision and innovative '^� •;•, . _ approach to development will deliver a final project that matches the vitality and standards of the downtown Lake Oswego corridor. �^ ' P History MASTER P1 o ect � DEVELOPMENT J Firs Bowl Lanes, Eugene, OR The Orbit, Eugene, OR 211 & 247 Washington, Eugene, OR 455 & 471 E. 13th, Eugene, OR Valley River Station, Eugene, OR MW2 Apartments, Eugene, OR 110 W. Broadway, Eugene, OR 522 E. 13th, Eugene, OR 520 Conger Street, Eugene, OR Park Place Apartments, Eugene, OR Woodburn Station, Woodburn, OR Hutton Block, Vancouver, WA PeaceHealth Downtown, Eugene, OR The Brooklyn Apartments, Beaverton, OR Powell Blvd, Portland, OR MW8 Apartments, Portland, OR E. Pike Street, Seattle, WA Woodland Crossing, Woodburn, OR 11th & Market, Portland, OR Woodburn RV Storage, Woodburn, OR Oaks, Kansas Sidebar, Eugene, OR Brownstone, Kansas First National Taphouse, Eugene, OR 1st on Broadway, Eugene, OR Bailey's Cafe, Eugene, OR Uptown Plaza, Eugene, OR Walgreens, Eugene, OR Opus, Vancouver, WA Coburg Station, Eugene, OR Radio Station, Eugene, OR Resolute Consultingf 1 Resolute Consulting is a finance and strategic •- - •• - • • - management consulting firm based in Lake Oswego. _ The firm has extensive experience in working with _ businesses to develop and execute effective growth •• • • • •• • • • strategies. Resolute' s portfolio of clients includes local ' •• "• businesses that utilize the firm's services to expand from local to regional businesses; start-ups and firms transitioning to new markets, and negotiating buyouts of workforce partners. Resolute has also consulted with developers to navigate community outreach and bolster government support for builds throughout the Pacific Northwest. •• • Resolute is adept at building relationships and achieving • • • • • buy-in from stakeholders, to the advantage of its clients. • • '' Through its work in the local community, Resolute has developed a reputation for effective consulting and ' - • • " •" - - community engagement. • ' I Mackenzie ARCH ITECTUREIENGINEERING Mackenzie is an architecture, engineering, and design �= # firm with a 60-year history of delivering dynamic, 00 inspiring projects. The firm prides itself on its r �"``�'` " • - " .-• •- - - design-driven and client focused approach that has A so •• • ••• delivered high-performing facilities across a range of - specialized market sectors. Mackenzie offers diverse p iCrus�VI1f ' �pswQga,acts services, including architecture, interiors, structural engineering, civil engineering, land use planning, - • • • - . transportation planning, and landscape architecture, off which allows it to offer an integrated approach to project ' design and planning. WA Mackenzie's portfolio includes projects in the hospitality, + mixed use, and retail sector. Featured projects include j the Clay Creative mixed-use project in Portland's It'll! �� iR '` - •.�. •. _ _ _ _ __ _ burgeoning Central Eastside Industrial District and The ;� � • Hudson, a new 45,000 square foot lifestyle office in downtown Vancouver. Most notably, Mackenzie is the Lake Oswego City Hall,Lake Oswego,OR design firm behind some of Lake Oswego's most dynamic new buildings and developments, including Kruse Village, Beacon, Lake Oswego City Hall, Oswego Village, Woodmont Natural Park, and Yakima Headquarters. _ e u!" Mackenzie has assembled an experienced design team f off - .. . . - 1 with a valued and established relationship with the �4 p111; • - • _• • • •• , u L P community of Lake Oswego. Each member of the team • _ _ _ • _ has been involved in some or all of the firm's Lake - . • .. • . .. . . Oswego portfolio, including two defining developments Beacon,Lake Oswego,. of the downtown corridor — The Beacon and Lake Oswego City Hall. Other Related Pry eats MAC �� EM�IIZfE . DESIGN DRIVEN I CLIENT FOCUSED r I ■ YAKIMA HEADQUARTERS THE HUDSON OFFICES MIXED-USE Lake Oswego Vancouver, WA I 'I WOODMONT NATURAL PARK RIVEREAST CENTER SPORTS& RECREATION MIXED-USE Lake Oswego Portland ~i; =r«n arty CO Andersen •,�•4A. VSG9c Construction GENLKAL CONTRACTOR Andersen Construction is the Pacific Northwest's largest family owned negotiated general contractor. Formed in 1950 in Portland, the firm now has offices in Portland, - '• • Seattle, Boise, and Eugene. The firm is a nationally off ranked builder, with an expansive portfolio of award -• • -• - • •- • -• - - • - •• winning commercial, residential, and industrial projects. - - •• - •• - "The firm focuses on sustainable development and has built more than 50 LEED certified projects, including Our Lady of the Lake Education Center in Lake Oswego, and �� multiple properties across greater Portland. The firm aims to be each clients Builder of Choice and M. $ as such follows the construction management method � .;.�� � t ■ preferred by the client and advises clients on the most efficient management method for their project. This includes highly collaborative management approaches for preconstruction, integrated project delivery, Ny u:.•. r V design-build, and CM/GC services. ; _, Other Related Projects �AWW CONSTRUCTION d fill - 141111 - 1� a HAMPTON INN i SUITES 38 DAVIS HOTELI Portland Portland � G s - L.EED Go' # - � -' •� �1 tt� !' ��.� r ,o. -'�� r�. � ��I��f�' f I '' IRE � i;�'�.�� t i��t• •- << GOATBLOCKS EUGENE MARKETDISTRICT MIXED-USE RETAIL, OFFICE, APARTMENTS, HOTEL Portland Eugene Garrison Hullinger INTERIOR DESIGN Garrison Hulling-Hullinger is a celebrated, T�--1 F WAVPortland-based interior architecture firm that E Cannon Beach, OR specializes memorable spaces through Located along the shore in the eclectic coast town of Cannon Beach, this long-standing sophisticated and distinctive design. The firm offers design residential _ •• _ -lity family-owned boutique hotel was renovated in 2017. The guest room design aims to forcommercial, and _ construction. Its design _ be timeless and functional for years to come. Allowing guests with families or a works hand in hand with developers an. designers getaway for two to enjoy the coastal views from the comfort of their rooms. create tailored - - capture the vitality of - Incorporating the existing beams and working within the footprint, all finishes were place, community, and people. The firm has been selected with longevity and durability in mind. companynamed a Best of Houzz eight - running and has been recognized as a People's Choice Winner for the Street of Dreams in 2013 and 2014. The firm's hospitality portfolio includes a variety i of boutique and high-end hotels, • • I The Waves hotel in Cannon Beach, the Seaside Inn in Seaside, Concept on • CentralCoast, and - l • l -` r L� 'f 1' • the • Seasons . • Colorado, - •• r.-�� completed 2019. Vail, CO This guest suite renovation at the Four Seasons Vail Resort was inspired by the subtle n t e r i o r design rusticity of "Old Colorado", a land with a rich history of mining towns, ranches and railroads. Handsome spaces feature cut natural stone, reclaimed hardwoods, handcrafted metals and lush fabrics. The suite will house dynamic guests - epicureans and adventure seekers - who prefer to make memories on the move while still maintaining the sense of home and belonging. •t 'fie' Joe Buck ,■ • HOTEL OPERATOR Joe Buck is a Lake Oswego native, restaurateur, philanthropist, and innovator. Joe has strong connections to Lake Oswego as a business owner and former member of the City Council. He has consistently shown a sense of duty and responsibility to growing the �-� t � ► . _ business sector in Lake Oswego while building lasting / !Poo relationships in the community. Joe formerly operated a boutique inn in Oregon's Wine Country and now runs two of Lake Oswego's most popular restaurants: Gubanc's Restaurant and Babica Hen Cafe, and soon will be opening Lola's in downtown , Lake Oswego. He is also a member of the Lake Oswego •.` Chamber of Commerce and Lake Oswego Rotary Club. o fp �� -;• ir. ii ssy` x ii �..�. STA�AP •'' r Qualifications - Public Agency Outreach The teams at Resolute Consulting, Mackenzie, and Andersen know that public outreach and community involvement is paramount in executing a successful development project. We believe that every project requires collaboration, consensus, and must offer a benefit to the community at large. In 2018, Resolute Consulting was involved in community outreach for an affordable housing development in Washington State. The land had years of proposals from multiple developers, but no proposal gained enough community support to secure approval. Resolute created an outreach strategy that brought everyone together, especially those in the community that opposed the build, and created a rank system for development options. The final concept was dynamic and addressed the needs of the school district, whose students were impacted by substandard housing; integrated community involvement, through the inclusion of a community garden, public play structure, and a community gathering space; and combatted the cycle of homelessness in the community. Our team's qualifications in working with public agencies is exemplified by Mackenzie's collaboration with the City of Lake Oswego on the design of the new City Hall building. Mackenzie is providing a fully integrated design team including services in architecture and interior design; structure, civil, and traffic engineering; planning; and landscape architecture. The firm is working closely with the city and other stakeholders to ensure the design aligns with the needs of the city and community. Further, Andersen Construction has deep experience in working with public agencies. The majority of the firm's projects are negotiated GMPs, but public negotiated contracts are a major portion of Anderson's portfolio. The firm has completed over 60 public CM/GC and GC/Cm projects for a variety of public institutions, demonstrating its ability to work effectively with public agencies. Qualifications Sustainability Our architect and construction firms both have extensive experience in designing and building sustainable properties. Sustainability is at the heart of Mackenzie's design ethos. The firm views sustainability through TOP GREEN a broad lens of corporate social responsibility (CSR), which considers how a project will CONTRACTORS positively impact the natural environment; how design can foster a diverse, equitable, and inclusionary workplace for employees; how holistic decisions affect long term sustainable operations; and how a project can reflect a larger community. Mackenzie has 27 LEED APs of staff and multiple LEED projects in its portfolio. The firm has three Green Globe Certified GLOBES Assessors of staff, and the firm has more than a dozen staff members completing WELL training to become certified. Andersen is consistently ranked on the ENR Top Green Contractors List and the firm incorporates environmentally conscious business practices, in addition to its green building practices, to achieve its sustainability targets. Andersen's teams have incorporated both LEED credited and/or generally environmentally responsible construction practices into each project SEED SILVER they have built. Being familiar with readily achievable targets enables the team to help clients and the design team make sustainable, cost-efficient choices in construction materials and methods. Teams also manage a clean, environmentally responsible project site that incorporates construction waste recycling, emission reductions and use of recycled & recyclable building materials. Andersen has completed more than 50 LEED certified projects, P P 1 nearly half of which were LEED Gold Certified. LEED COLD ■■ 0 lei o- i !JF ti i PON 40 --imp "I Tw"qr4iiF4 Development Conce pt RESIDENTIAL • HOSPITALITY ■ RETAIL TI FAMILY Our development concept comprises a boutique lifestyle hotel, condominiums, street-level retail and dining, and extensive _� '� '� ��� �� parking. The development will include two structures, one of which will span the three parcels to the east of First Street, and the second of which will be constructed on the parcel west of 0- First Street. As a diverse mixed-use space our proposed • ••• •. • • . development will anchor the redevelopment zone surrounding First Street in four key ways: Boutique accommodations will attract visitors and tourists BOUTIQUE HOTEL and function as a "jumping off" point for exploring other cultural and commercial attractions in the downtown core. Multifamily units will increase the density of the downtown • :• • . core, contributing to the vitality and activity in the area. Commercial lease space will attract retailers and •" " ' ' ' ' restaurants, adding to the eclectic mix of purveyors that -- •• - give downtown its quaint yet sophisticated charm. ; With retail, restaurants, a hotel, and residences, our development will naturally attract more foot traffic to the intersection of Avenue B and First Street, creating an active RETA pedestrian zone from the north end of the redevelopment zone to Millennium Plaza Park. Our development will also promote economic activity by -• - • - - attracting tourism and will create local retail and hospitality jobs. ACCESS I S I LITY HOTEL RESIDENTIAURETAIL I r I rr k-• PARKING PARKING Alm- MRIING k RMDEIYML LOBBY HOTEL LOBBY RESTMMANT _ RESIDENTIAL LOBBY WA FFr 1i RL7RIL - � - - - ---------------- GROUND FLOOR SVIIf SIATE 2-BEDROOM 2-BEDROOM I I I 2-REDROOM 1 S7nHi]ARD .f�SUITE I-BEDROOM STAti[1ARD STAP� SUITE I ` EllI I�IiOOM DECK f _ 2-BEDROOM DECK STAID SUITE —J 1-BEDROOM 1i STANDARD SUS f r 2-BEDROOM 1-BEDROOM �7AYirJAFp -..� 1-BEDROOM 1-BEDROOM 1-BEDROOM 1-BEDROOM f TSsEE - 2-BEDROOM !! MEETM f � 1 c SUITE SUITE I 2-BEDROOM 2-BEDROOM 1 2-BEDROOM 2-BEDROOM 2-BEDROOM 0" !7 30' ro SECOND FLOOR PLAN SUITE SURE 4fm SUITE � 24BEDRDOM 2-BEDROOM 1 1 1 f STAliOARD -- SVITE SUITE I 2•13EDAOOM STANQARO I i-sEDROOM SUITE STANDARD f w 1-GEOROOM SUITE I w STANDARD 2-BEDROOM f n D SUCfE V, 1 OOM SWIDARD :I MEDROOM 1-BEDROOM I I-WDROOM A-BEDROOM I-BEDROOM I-BEDROOM 1-BEDROOM = -- 2-BEDROOM SUITE SUITE I i I I SURF SUITE SUITE SUITE MOROOM. 2-BEDROOM 24EDRWM I 2-BEDROOM 2-DEDWOM 2-BEDRIDo A � J R AVENUE 0' is, 30' ' THIRD FLOOR PLAN 3181E Y SUFTE DECK _ 2-BEDROOM 2-BEDROOM 1 STANDARD t i STANDARD — — 3-BEMOOM LOUNGE SUM 50 STANDARD i SUITE STANDARD n f sn DECK STANDARD SUITE l F 3-Bt13RODM I i STANDARD SUITE _ F NESS STAHLTfiRR —- StEDROOIM I I 341EDROOAA J ^] i 3•$FOROOPA rtllTE � DECK 2 OM 3•SEDRDOM 3-BEDROOM B AV[ NUE : O' 15 15 30' 60' FOURTH FLOOR PLAN Structure 1 : Residential + Retail The multifamily housing and retail space will provide new residential housing, inviting residents that seek to benefit from and contribute to Lake Oswego's exceptional quality of life and the vibrance of the downtown district. With residential condominiums and prime retail space ideal for retailers or restaurants, the development will increase density within the downtown corridor and boost overall downtown activity. The mixed-use building will be four levels, with retail space and the residential lobby spanning the first level, and residences and amenities comprising the second, third, and roof levels. The building will feature 50-60 total units with one-, two-, and three-bedroom configurations ranging from 1,000-1,700 square feet. The first level will include 6,300 square feet of available retail space and the residential lobby, all of which are accessed from Avenue B. The existing alley between the parcel abutting State Street and the second parcel will be retained, allowing for easy pedestrian access from the parking structures to Avenue B. The second floor of the structure will feature an east-facing deck, affording residents of the condominiums with striking views of the river and Mt. Hood. The third and fourth floors will house residential units as well as amenities, including a lounge, fitness center, and rooftop deck. rr •� �� f '! ����� � �� Ili II � I 3 I' Crafting a Gateway . Downtown Structure 2 : Boutique Hotel + Restaurant The hotel will operate as an independent boutique hotel with stunning interior design by Garrison Hullinger. With spacious (400-600 SF) rooms; amenities such as a spa, gym, and outdoor spaces; meeting rooms; and a street level hotel restaurant. The hotel will be an unparalleled luxury destination, the first of its kind in the downtown core. y The hotel will include 40-50 rooms in both standard and suite configurations. Guests will have access to three outdoor, east-facing covered decks (one of the _ second floor and two on the roof level) that will invite guests to enjoy warm, cozy gathering places while taking in sweeping views of the river, city scape, and Mt. Hood. The hotel will provide employment opportunities to residents while contributing to tax revenues through ! lodging taxes. } � LOBBY F�► '�e� � �s� en Rich Village Character Meaningful • • r +� GUEST ROQM- Authentic � 1 • _� � r' � j j.I Pedestrian • InteriorSpaces HOTEL Design Approach Our Vision: Blending the ultimate living, working, and recreational experiences. We will use classic design elements with modern innovative technologies to Maintaining the efficiency create a world class experience for everyone that Efficientof the Lake Oswego spends time in North Anchor. Materials lifestyle is central to our vision for North Anchor Our Priority: A design that creates intentional interaction. Outdoor gathering places, seating, exterior fireplaces, firepits, courtyards, eco-paths, fountains, all complimentary to the village feel Lake Designs that o is known for. Our overarching goal in all complement the Oswego 9 9 continuity of modern Open Spac- aspects of this development is to leverage the buying comforts and incorporate power of the residents and visitors, attract high-end natural elements. retail and dining experiences, and bridge our development with the amenities that Lake Oswego currently offers. Public parking, access to transit, access to Execution: Our development will add to the cohesionAccessibilityadjoining downtown of the downtown core by complementing the design corridor and walkability. of the Wizer Block/Windward Development, the Haladay Building, and The Beacon. Financial Capacity Resolute Consulting has relationships and access to private equity investors which will play a pivotal role in securing equity for project development. Master Development has strong relationships with capital providers for both debt and equity as evidenced from its successful capitalization and development of past projects. The price and structure of the land purchase from the City of Lake Oswego will be part of the Disposition and Development Agreement, there are additional areas that the City will earn viable returns on the public investment: 0 Property Tax:_50-60 units of condominiums will increase property tax revenue. 0 Assessed Pro ee[ty Values:the increase in assessed property values will provide annual incremental revenue. 0 Building Permit:this will be an additional revenue generator for the City. 0 System Development Charges: One time fee to recover the cost of infrastructure 0 Transient_L_adQinca Tax:the 6%tax will provide significant annual revenue for the City. The hotel is preliminarily projected to achieve over$4 million in annual room revenue translating into over$245,000 of tax revenue every year. 0 Retail Presence:The multifamily housing will have ground floor retail catering to the neighborhood and tourism. The project will be developed as a market rate transaction so and will not require financing from public jurisdictions or tax incentives. Funding Plan The capitalization of the development will PROJECT BUDGET be comprised solely of equity from private Construction Hard Costs/Direct Costs $58,638,475 investors. Having multiple tax lots in this Contingency $1,759,154 build gives us the security of exercising Bonding/Insurance $936,163 debt options should that be necessary, Fee $2,146,683 although we anticipate raising private Taxes $260,270 equity with no issue. The total construction Preconstruction $175,000 costs for the development is anticipated to Hotel Soft Costs $4,000,000 be approximately $72.4 million, not Condo Soft Costs $4,500,000 including the land acquisition from City of Lake Oswego which will be negotiated in TOTAL PRO JECT COSTS $72,415,745: the DDA. Fost PSF $330.94. Public Outrcach Plan A key measure for success of our development plan will be the incorporation of community stakeholders. Resolute Consulting in conjunction with Mackenzie will ensure varied public input throughoutthe development process. The goals of outreach and engagement are to: (1) raise awareness of the development timeline and design; (2) educate the public and other organizations about the development; (3) provide opportunities for input at the various steps of the development; (4) facilitate a public process that includes: Neighborhood Community Open Chamber of Commerce Association Listening Houses Collaboration Sessions - - Lake Oswego First Addition, Evergreen, g our designs and Commerce is a vital intersection and Forest Hills are essential marketing the amenities in Jor business and development community stakeholders and our build are integral in the in our community. We intend to will be included to ensure the success of our design work very closely with the success of our build. enhancing the Lake Oswego marketingcommunity. our and - .- Proposed Development Schedule Negotiations & Construction Development Executions 1% Begins Complete Spring-Fall 2020 April 2021 February 2023 Construction Timeline Total Project- North And►or Development Sitework & Superstructure + Hotel ExterioriFagadWi nterior BLWdout Condo- Exterior I F dej Interior Buildout Site- i Hardscape-1andscape Project Completion Legacy Health Systems PHK Development Brett McCoy, VP Operations James BerkokofF 503-248-9373 Sr. Construction Manager 503-586-6087 Wood Partners Eric Shi, CEO Bob Mueller, Director Supply Chain Solution 619-243-9227 503-548-3310 Appendices I. Qualifications of Architect II. Qualifications of Builder III. Qualifications of Interior Designer IV. Key Team Member Resumes MACKENZIE , DESIGN DRIVEN . r NORTH ANCHOR Qualificati - .dye tr. i • - • 0 tv ■ OUR HISTORY. OUR FUTURE. OUR PROMISE. The values of our founder,Tom Mackenzie, remain the hallmarks of our firm. Upon this foundation we have, steadily and intentionally, built leaders in architecture, interiors, engineering, and planning, focused on delivering excellence in design and service to our clients. This mark is our signature and our promise. CONTENTS ProjectTeam ............-........................................................1 Resumes .................................... .......................................2 Projects.................................................................................6 Sustainability ......................................................................14 Qualifications 2190135.MK r Page 1 PROJECT TEAM Mackenzie is prepared to bring our integrated team to deliver your project. Mackenzie's selected team has worked together closely on many projects. Members of the team have collaborated closely on projects such as Beacon Lake Oswego, Kruse Village, Lake Oswego City Hall, Lake Oswego Village, Clay Creative, and the Hudson. Mackenzie's team is committed to engaging early and often throughout the entire project. This is consistent with our philosophy for staffing, which values maintaining continuity and shared knowledge from kick-off to completion. Key Contacts Dietrich Wieland Steve Curtis Thomas Peck Principal-in-Charge Project Manager _ - Lead Architectural Designer Integrated Team Greg Mino Brian Jennifer Danziger Civil Engineer Varricchione Transportation Planning - Land Use Planner David Linton Steven Tuttle Structural Engineer - Landscape Architect (qualifications 2190135.MK M n Page 2 Dietrich Wieland LEED AP BD+C Principal-in-Charge As Principal-in-Charge, Dietrich will provide high-level guidance to the design team, take responsibility for the successful delivery of the project, and represent Mackenzie in negotiations. Dietrich has over 20 years of experience including retail, commercial, and workplace tenant improvements. Dietrich oversees the firm's commerical and industrial teams. Selected Experience • Kruse Village, Lake Oswego, OR • Autodesk, Portland, OR • Baseline Apartments, Beaverton, OR • Beacon, Lake Oswego, OR • Clay Creative, Portland, OR PV • Happy Valley Town Center, Happy Valley, OR • Hudson Building, Vancouver, WA _. _ JFJ - • Our Lady of the Lake School, Lake Oswego, OR +; ■ Wilsonville Town Square, Wilsonville, OR • Woodland Crossing Apartments, - --,Kruse Village. - Oswego,OR Woodburn, OR Thomas Peck LEED AP BD+C Lead Designer � f As Lead Designer, Thomas will lead the architectural design of the project, with the goal of an overarching aesthetic that reflects the project vision. i Since 2007, Thomas has worked on a variety of project types with an emphasis on retail and commercial mixed use development, and master planning. Selected Experience • Beacon, Lake Oswego, OR • Kruse Village, Lake Oswego, OR • Lake Oswego City Hall, Lake Oswego, OR I • One Main Place, Portland, OR • The Hudson, Vancouver, WA • Wilsonville Old Town Square, Wilsonville, OR F, Lake Oswego City Hall, Lake Oswego, OR North Anchor February 6, 2020 Page 3 Stephen Curtis AiA Project Manager As Project Manager, Stephen will oversee the day-to-day development from schematic design construction. Stephen has over a decade of experience and has worked on a variety of commercial office projects. Stephen brings an unmatched attention to detail to his work, as well as experience working on multifamily projects and in Lake Oswego. Selected Experience - : • Beacon, Lake Oswego, OR OFF— sa`a'3 • Clayton Yacht House, mixed-use residential/retail, Clayton, NY* { • Madison Barracks Apartments, Sackets - Harbor, NY* f • Harris Courts Apartments, senior living x, reposition, Harrisville, NY* • Dingman Pt. Residence, residential reposition, Alexandria Bay, NY* Wr ■ Breezy Pines Residence, residential reposition, Clayton, NY* *Work previous to Mackenzie. Oswego. . David Linton Structural Engineer .I As the project's lead Structural Engineer, David will work closely with the architects in leading the structural design of the project. v David has extensive experience designing and delivering steel, mass timber, and cast-in-place buildings. He has worked in a variety of project types, including retail, commercial, public, and high tech, and is particularly adept in the delivery of complex projects on tight schedules. Selected Experience _ • Beacon, Lake Oswego, OR — ■ Hudson Building, Vancouver, WA w � Lexus of Portland, Portland, OR ''C ■ Old Mill District, Bend, OR 411 • One Main Place, Portland, OR - • Paso Robles Holiday Inn, Paso Robles, CA • Union Gap Holiday Inn, Union Gap, WA ` Qualifications 2190135.MK ■ Page 4 Brian Varricchione PE Land Use Planner As Land Use Planner, Brian will coordinate strategy for zoning code compliance, permitting efficiency, project approval phasing, and required entitlements. Brian provides permitting and entitlement support for a range of civic, commercial, and infrastructure projects, with extensive experience in Lake Oswego. Selected Experience AMR • Beacon, Lake Oswego, OR w • Lake Oswego City Hall, Lake Oswego, OR Ah Ak • Oswego Village, Lake Oswego, OR Ai6 • Yakima Products, Lake Oswego, OR Enmmvtheluumey • Hudson Building, Vancouver, WA E. and t Every Day • 12th and Maple Wine Co. Addition, �• f Dundee, OR } Steven Tuttle PLA, LEED AP, ASLA Landscape Architect As Landscape Architect, Steven will be responsible for integrating the project vision into the outdoor environment, and designing a connected campus. He will work to create an outdoor experience that enhances the connection between both interior and exterior spaces. Steven has significant experience in the region with stormwater, ecoroofs and trail design for public and private clients. Selected Experience • Beacon, Lake Oswego, OR Y 4 • Kruse Village, Lake Oswego, OR • Woodmont Nature Park, Lake Oswego, OR • Lexus of Portland, Portland, OR • Mill Plain Apartments, Vancouver, WA • One Main Place, Portland, OR • Sunriver North Pool, Sunriver, OR North Anchor February 6, 2020 Page 5 Greg Mino PE Civil Engineer Greg will lead the civil design for site improvements. His extensive portfolio includes mixed-use, hospitality, recreation sports facilities, single and multi- family residential, and large-scale retail developments. Selected Experience . Beacon, Lake Oswego, OR • Lake Oswego City Hall, Lake Oswego, OR • Oswego Village, Lake Oswego, OR1 • Alhambra Place Mixed Use, Alhambra, CA* La Plaza Cultura Village Mixed Use, Los orwcyati,rr4p, 3 Angeles, CA* • NMS @ La Cienaga Apartments, Los - Angeles, CA* ■ The Village at Westfield, Topanga, CA* • Woodland Crossing Apartments, Woodburn, OR *Work previous to Mackenzie. Jennifer Danziger PE �F Transportation Planning Jennifer Danziger has more than 25 years of experience in transportation planning, traffic engineering, project management, and community involvement. Jennifer has focused on identifying transportation needs, and has developed multimodal projects and practical solutions to meet those needs. She has also prepared traffic studies for single and mixed use developments, several large sports facilities, and comprehensive plan/zone changes. Selected Experience "L 211 It IL OL • Lake Oswego City Hall, Lake Oswego, OR • Lake Oswego Police, Lake Oswego, OR • Lakeview Business Park Traffic Impact It Analysis - Lake Oswego, OR if 11111 • Baseline Apartments, Beaverton, OR It it • Lexus of Portland, Portland, OR If I! J�Jifl • Pearl East Building, Portland, OR • Woodland Crossing Apartments, Woodburn, OR Pearl East Building. Portland.Alk Qualifications 2190135.MK M ■ Page 6 Beacon A multilayered, community-oriented mixed-use development at the edge of the downtown redevelopment district. Location: Lake Oswego, OR Design Drivers: Type: New construction mixed-use project ■ The project is designed to accomodate an array of Size: 77,000 SF diverse but complementary uses, and features a set of differentiating urban amenities. • The ground floor is a pedestrian-oriented retail space that activates the streetfont and serves as a connection to the downtown shopping area. • The second two floors house creative workplace, designed to attract a talented workforce. An event space with roof deck amenities crowns the building and offers a new community space with uninterrupted views of Mt. Hood. r..1,- F i - s ti. i North Anchor February 6, 2020 Page 7 Lake Oswego City Hall A new City Hall, linked to a new police facility, in a reimagined civic campus, Location: Lake Oswego, OR Design Drivers: Type: New construction • Mackenzie developed space needs assessment Size: 70,000 SF and conceptual due diligence on several locations considered for the facility. ■ Since conception,Mackenzie has worked closely with the City, the Police Department, and residents through public outreach to craft a vision that meets the current and future needs of the community. • Mackenzie is providing a fully integrated design team, including services in architecture and interior design; structural, civil, and traffic engineering; planning; and landscape architecture. {vii f 't ,F { 7 r 000 r a ` f I � I T Qualifications 2190135.M K Page 8 Kruse Village Kruse Village, a pedestrian-friendly neighborhood center, is a natural extension of the community it serves. Location: Lake Oswego, OR • The site was strategically designed to support a Type: Neighborhood center I New development pleasant pedestrian experience, with two vehicle Developer: Gramor Development entries, and carefully sequenced pedestrian gateways. Site:5 acres I Buildings: 6 1 Building area: 65,000 SF - Preserved at the heart of the center is a long-standing space for a farmer's market. This continuity in use brings an authentic neighborhood feeling into the Design Drivers: center. Kruse Village is crafted to be neighborhood friendly, with a walkable, landscaped perimeter and outward- facing buildings that blend with local context. ■ The building design is crisp, with sloped roofs and extensive wood materials. Each building has an individual identity that fits coherently with the whole. ' T _ n , + MM 6MP e� 1 Pam_" North Anchor February 6, 2020 Page 9 Clay Creative Mass Timber office building in Central Portland. Location: Portland, OR Design Drivers: Size: 90,000 SF The design responds to the historic context of the Type: New construction Central Eastside. The six-story mixed-use building includes ground floor retail, a rooftop deck, extensive bike amenities, and both below-grade and surface parking. • The client desired a contemporary design that reflected the industrial history of the neighborhood. • The innovative hybrid structure blends heavy timber, structural steel, and post-tension concrete to leverage each system's inherent advantages. • i / i _R !�` ■ 411111�_ :4& get Qualifications 2190135.M K Page 10 The Hudson New lifestyle office space in downtown Vancouver. Location: Vancouver, WA Design Drivers: Type: Ground-up new construction Workplace • Modern office that responds to its historic urban Size: 45,000 SF context. • Features include a solid, load-bearing brick envelope, expansive glass entrances, and exposed timber. The client desired a timeless design with modern touches. . The building is home to Mackenzie's Vancouver office, which achieved 4 Green Globes,the first TI in the nation to be awarded this rating. Ij - 1 A { R North Anchor February 6, 2020 Page 11 Woodmont Natural Park This park enhances its ecosystems, provides new opportunities for nature play, and strengthens the community's connection to the environment. Location: Lake Oswego, OR Design Drivers: Type: Nature Park ■ Extensive public outreach focused on the evolution of Client: City of Lake Oswego three design alternatives, before reaching consensus Site: 7 acres on a final concept that maximizes natural aspects. Features: Wetlands, nature-based play, restored natural ° Distinct areas were identified—flexible open space, areas, trails oak savanna, enhanced wetlands, natural open space, Land use approvals: City of Lake Oswego interactive play, and enhanced forest—along with strategies to promote native plants in each. • The design of the park followed the guidelines of the deed that granted the park to the city. Unobtrusive trails and contextually cohesive opportunities for nature play retain a sensitive balance between social engagement and the environment. ®, a� - f Ak ■■ -•:�� a Kne Road .�. AM_ 0 VyLL rnn L� :n:ey,r:rirr•+Larri,.!drama Y Bihancr.;VJ-tl.,n:? Woodmont Natural Park Master Plan , 1 r:kct Os%vec)o,Orc<jon �- '� L-r.- Laaurg 11fsU iK l0 M. Qualifications 2190135.MK M ■ Page 12 Oswego Village This project renovated an aging retail center and refreshed the site design. Location: Lake Oswego, OR Design Drivers: Type: Remodel • The project reimagined the facades of three buildings Size: 55,500 SF total and delivered a new site treament in preparation for tenant improvements in each property. The design includes a new landscaped outdoor restaurant space outfitted with a fire pit, creating a refresehed atmosphere and pedestrian experience. . The design team carefully navigated municipal standards to achieve the owner's vision while meeting the project budget. 77 rt Nigro FF �s JPPP— ,. North Anchor February 6, 2020 Page 13 Yakima Headquarters A new corporate headquarters designed and delivered in five months for an iconic Pacific Northwest brand. Location: Lake Oswego, OR Design Drivers: Type: Renovation/remodel ■ A branded, engaging space, executed at a very Size: 68,000 SF of office;11,000 SF of R&D lab aggressive pace. • Diverse collaboration spaces, including huddle rooms, community break room, and open meeting areas. ■ Design intended to attract and retain a talented workforce with a "live, work, play" environment. -�� yam. a r. - ^- ' �I' • e , � V Qualifications 2190135.MK ■ Page 14 SUSTAINABILITY Client Design ; - Corporate Respo�si6ility Business Sustainable Operations A Mackenzie views sustainability through a broad Whether the client is interested in certification or lens of corporate social responsibility (CSR). We shadowing one or more sustainable certification are passionate about a holistic approach to human- programs, Mackenzie can provide leadership through centered design that considers: the process in several ways. • How your project will positively impact the • We have 27 LEED APs on staff and natural environment. multiple LEED projects in our portfolio, • How design will foster a diverse, equitable and highlighted by 1510 Tech Center, which inclusionary workplace for all employees. received LEED Platinum. • How holistic decisions will effect your long-term • Our Portland headquarters is LEED Gold sustainable operations. Certified. • How your project will positively impact to the community. . Mackenzie has 3 Green Globe Certified Design solutions are most impactful when they Assessors on staff, one of which serves on influence each aspect of CSR. For example, mass their Board of Directors. By using our own timber as the primary structural frame has several assessors, we can maximize efficiency in benefits: certification. • Our Vancouver office is Green Globes • Wood is a biophilic material and creates a certified, becoming the first TI in the U.S. connection to the natural environment for to achieve 4 globes. employees. • Wood is a significant contributor to sequestering • We have over a dozen staff members carbon. completing WELL training to become • Wood is a locally available material and the WELL certified. use of mass timber supports Oregon's rural • Our Autodesk project shadowed the manufacturing economy and small communities. WELL standard to influence design and operational decisions in their new Portland office. M e ©2020 Mackenzie r or ' � .•Yr- � Lam'. .'i'.� - I GARRISON HULLINGER interior design EM yr: � r blow • - r l , "WE BELIEVE IN COMMUNICATION, - - f r NOT SURPRISES. 17. :Vill 11oull a� 14 r ! + xarr�����r.wrc f t r " GHID IS v WITH YOU EVERY STEP OF THE WAY. PL- +- �r r e T � •` a�1 i . I i r- y r •� gyp^' r���'�� �aR - - �� +1. I �t_ ram- " � 41W L Garrison Hollinger Principal 1 DESIGN CONSTRUCTION - - FF&E MANAGEMENT Brad Criswell Jon Chenier Rachel Sctiecase Senior Interior Designer Senior Designer Senior Interior Designer 1 Danielle Fromer Lana Astrakhan Britiney Grainger Interior Designer Draftsperson � Lead interior Designer r. John Arth Linda Coffeen Haley Lorenzen Interior Designer Draftsperson Interior Designer Kasia Skorupski Meghan Jones Interior Designer Design Assistant Tyler Myers Interior Designer 1; Y r.� 4 1 I Y Jima x *} SELECTED PROJE ,ALIT .1 L r jpk 1 4 FOUR SEASONS Vail,Colorado This renovation at the four Seasons Vail Resort is to be a rc.prescnlalion o` "The iI Vail," a showcase of Colorado Modern with rMil-IOUS, hearty glarnot,r that pays hornage - to what was and also looks forward +• I to what Will be, vVhile expressing sleek new styles,tlu;design will also reckon back to the area's history and how it care: to he what it is today.This is reflected in the`finishes ' o; precious r•+etals with natural patina,soil velvets,as well as, lor,gh leathers and dressed r.,p wood. �� - r J � ti r, 00 .09 THE WAVES Canon 9each,Oregon 3:., �•Yy �� . ,tip •���a.. � .� •; ;� � -ocated along the shore_ in the eclectic coast town o` Cannon Beach, this longstanding 'ar,ily owned boutique holcl was ienovated in 1101.i, The guest room design aims to he lirleless rand `unclional .`or years to come. Allowing guests with families or a getaway'or Iwo to enjoy lhecoastal views `ror:! the cor,lort W their ® ; rooms, 'ncorporating the existing ►"'� bear,!s and working within the :ootprinl, all Finishes were selected wilh longevily and durabilityiri rr:ind, _ ti ' r<f f Z �f TEAM, EXPE , IENCE ew; i t• � v S. '*yr�ie••s7 � OAS" Oki.amwan jog* ! 1 qqy Woodlands Teg _ Joh of am n'ta Lodge n �- .. . . . . �-fir• BRAD - CRISWELL F!i.i r With more than two decades — of experience, Brad has gained valuable knowledge while working Moxx San Die" on projects ranging From upscale luxury to experience driven boutique o properties.Some past projects Brad 4 has worked on in various locations t include Moxy Hotels, The Hyatt Hotels, Ritz Carlton, Renaissance, Westin O'hare, and Admirals Clubs. He has mastered skills in ��- designing with details in r-Jnd and nranaging his architectural learn 'or ef.iciency,.His design experience _• r + s has created a great understanding of brand and property positioning .. with a `ocus on guest experience. ' A Duke i BRITTNEY GRAINGER C*e ; SOLIth Carolina Throughout herdiverse work history, 9rittney has been developing her design language and style. Her educational background in Business and:nterior Architecture and Design accurately represents how 3rittney enjoys utilizing both her left and right brain. She approaches each project with a with a strong eye `or `= � — color, texture and `unctionality in -- design.With experience in high end +� Hospitality, she has had a leading role in a variety of projects troy- boutique resorts to restaurants, spas and private clubs. While maintaining a `ocus on the details = ; with her passion `or eclectic design, 3rittney iWuses vibrancy and li'e into eacfr space she designs. �1�' 0 F 60. J � ApLJ R r r _ Douhl'e Tree f Honolul v r WINE JOHN � 1 4 IL ARTH w it Z, k _ Since receiving a Bachelor o� sy f t'' — — — ■ — Architeclr.re (I i- +ror•+ Ihu unive1";iIy o` 'Censas, .John has AhardQt safl } S worked to gain expericnc4, Am ' vvilh hosp l-,Alily renovations, gc,a�stroons, a d pi,hlic spaces sr,ch as ���otL;lelrce '�roperl'ies, „ -- diltow, and ;MA.irriolls all over 1,he co!.nlry. nlcrior desirn has 1,cn rflf llll4k:"` '`r ocr.s Ihror,ghoUl his caiQ(A arrd will , E. conllnUC` to hC as a Ierir'•' rp(r^-lhef `; :�-. M of the hospil.alily I.car� al- •': �.. r wti Ir � ' Sr v F t � r r - Tnou�krprv�tets�rt��tuvr.,u�..r.a.!r+,�Fnd•sJnr.r.•i�kiwr y '� W no nor&AWO-.11G9 FW L0ulr �'- � Ir- t r4� ld os l..SVUth-Bnt 1 1 + RACHEL V"` ►T►►t SETTECASE #" Rachel received a 8SP, degree in Architectr.re troy; Arizona State tlniveisily. _eading the GH D '-^&E !e�lic tear!,her past experience in inlerior architeclure aiid love o; heauli'ully designed objects and lextiles lend our team an approach to;urnishings spaces that searl,lessly resonale , with the aichileclLre, inferiors and branding W projecls. Specializing + in Hospilality nl-erior projects, her experience includes projecls such as '-lolel ndigo, Viceroy Riviera Maya, .con 3rickell Motel, Talking Stick Golt CIuE;, 'alr��illa Spa Resort, and Quail Creek GOI: Clrli. _ - :� p I j j I�; Hoar! River Distiller 'fire ❑r qA* J`r 0, 123 P� tO t- t Grind Arm�r Qrego Fi TYLER - MYERS I - Tyler earned a 3achelor o` Science in nlc:rior Design :ror• Colorado } �� Stale University and Dias experience working in Deliver, Seattle and J - r'orlland. He has a iialr.ral cw'ioshy rt'Iunity Table. Washing . ,or hovv things work, how objects _ a"eci ou lives, and hove spaces resonale with people on a person�jl level. Tylcr believes in designing With inlenlion and r,lilixing hi.s skills in a Way that tn..ly expresses d the client's vision. Oulside of the 1 Oice Tyler gathers ins[:iraiion rror• spending tmie in naWiw, — wandering aror.nd Ihc, city, and exploring local co ce shops. 7 �,..., ;r,; nr..• mm 1. W. ea Kantow Boutique Hotel Warsa i KASIA ' SKORUPSKI Kasi has earned Archilecli,re degrcca nor, Brandenburg University o., Technology, Cottbus, C-,ermanv as well as Polish Technical Universil o' Wroclaw. Shc, � y Zolibor.x Wars IA 9 T previously had her own 'rile r Jc�sign and Architect re `rir^,Archi Galcria, basF:d in VVarsaw and prior to I hat worked{orator;archilech+rc '� �- 1 � liar, AMC Andrzej M. Choldzynsly, � working on various hospilalily _ projecl's llu-oughout "'Varsa•,:v. Since rnoving to )orlland she has heen active, in Archilecls 'Withoi,l Borders and working on the design ~ ok"a school ;or cl -.i`children iii.Haiti. Nav ars z antow Boutin e'hiote4 War a r � � i 11111 1 Ilk IR E X P E R I E N C E & QUALIFICATIONS LR ML ANDERSENJ CONSTRUCTION m ANDERSEN CONSTRUCTION 1 OUR LADY OF THE LAKE EDUCATION CENTER 7. ��If��//tom FAMILY PERFORMANCE Andersen Construction,founded in 1950 by Andy Andersen, We excel in technically challenging commercial & industrial is Oregon's largest family-owned Construction Manager / projects, utilizing the latest technology and management General Contractor, With a staff of over 800 employees, trends in construction. This includes highly collaborative we are led by Board Chairman David Andersen and CEO management approaches such as Integrated Project Delivery, Joel Andersen. With Portland serving as the company Design-Build and CM/GC services. Our award-winning and headquarters, we also have offices in Eugene, OR, Seattle, diverse portfolio includes advanced technology, research, WA and Boise ID. industrial, healthcare, multi-family housing, educational, CULTUREcommercial offices,retail,parking and hospitality projects. With a goal to earn each client's designation as their"Builder of Choice", our employees live by nine core values, We are accountable to one another,our clients and partners to uphold THE PACIFIC NORTHWEST'S these values.When you walk into an Andersen office or onto a project,you feel our culture.We are consistent professionals BUILDER OF CHOICE who,at the root of it all,do what we say we are going to do. � _ THE TOPJammu Our Ladyof the Lake Education LAKE OSWEGO, •' F. PROJECT STATS: Our Lady of the Lake Parish ARCHITECT Mackenzie SIZE 4 s } _ 4 CONTRACTTYPE Negotiatedel The Our Lady of The Lake Parish Education Center is a new 55,000 SF 2-story steel and concrete structure that replaces the existing Our Lady of The Lake Parish School. The new LEED Certified building provides classrooms, administration offices,a library,a cafeteria/multi-purpose room,conference areas,locker rooms and a new gymnasium. Site improvements include new asphalt parking and student drop off areas,a new playing field,an underground - storm water detention system, retaining walls, sidewalks, landscaping and a covered exterior play area structure attached to the new building. Work included the demolition of the existing school structure once the new building was complete. Al ti -- � Andersen Construction 3 Qualifications&Experience Block O . D O. r �y f - PROJECT . • OWNER Alamo Manhattan ARCHITECT Hensley Lamkin Rachel CONTRACTSIZE 227 units Negotiated GMP 8-story,227-unit market rate apartment development located on Block 40 in Portland's South Waterfront.The 269,747 SF mixed use includes ! a level of underground parking, ground floor parking & retail and residential/amenity space. 173 parking stalls. Structure is wood frame over PT-concrete- 4 { VP f NO li l �; Eugene Market District EUGENE, OR PROJECT STATS: OWNER r Obie Company ARCHITECT F Ankrom Moisan Architects SIZE 82 guest rooms CONTRACT TYPE Negotiated GMP ER CONSTR -�� - rr•-r+.s� �r i r � i t +� is ri • • • �i • �� !r 4t i • • • • • ' �� •. r 1 � t The Addy PORTLAND, OR PROJECT i OWNER 1Lake Union Ankrom Moisan 105 units SIZE lil Il If M. CONTRACTTYPE Negotiated CM/GC with GMP This mid-rise mixed use adds 105 apartment units to Northwest Portland, A true urban infill,the 5-story,81,000 SF 4-over-1 wood framed structure includes multi-family housing, parking (24 stalls) and 1,500 SF of retail. t' Located on a half-block,the project is built adjacent to an existing office i' building and operating street car line. g p g t v � f i X , rn ',�, i F i� i�l • E � s Goat Blocks PORTLAND, OR PROJECT sTATS: OWNER ' Killian Pacific ARCHITECT Ankrom Moisan Architects UNITS 248 units Tf Mil. � SIZE . i. 500,000 SF is ....+ : » { CONTRACT TYPE Negotiated with GMP .I rr .. _YrX Ir II 17 it a I s y� 11' 1 0 TwentyTwenty PORTLAND, OR PROJECT OWNER Development ARCHITECT Hacker UNITS 162 units SIZE 1 1 � Sr R 11 . CONTRACT TYPE 226,292 SF ! ��f 3 Located in Portland's Sullivan's Gulch neighborhood,this LEED Platinum for Homes mixed use is highlighted with 162 apartment units.The 7-story, 223,080 SF development includes 6 stories of residential housing,ground floor parking and amenities and one level of underground parking (159 parking stalls).All eight levels feature post-tensioned concrete structure. Amenities include a fitness center,concierge,courtyard,entry lounge and storage space.BIM was utilized for structure,MEP and fire protection. ilk ,r ter I - -x ' Cosmopolitan on the Park PORTLAND, OR PROJECT STATS: �W NER Hoyt Realty Group _._ �,�+ •� _ I, ARCHITECT _ 16Qrunits 7 The�ailest • tower parking common •• ACW it 1 E - .� .:. Andersen Construction ications a Experience Vista PORTLAND, OR PROJECT , OWNER Hoyt Realty Group ARCHITECT :. .Architects UNITS 143 units SIZE 353,168 SF rr ♦nt as ie i•i■ rsa u _— •— �w - =1.i _ Ins:1.1�• _ `s M1: CONTRACTTYPE IFF Negotiated with GMP �� �� ilyillil, IIi�I This 21-story, 353,168 SF full block mixed use development adds 143 condominium units, parking and retail space to the north end of Portland's Pearl District.The 246' tall tower includes a 5-level podium, f -- housing residential units,171 parking stalls and 229 bike parking spaces. . The podium roof houses a roof garden, guest suites and common areas.A 16-story quarter block tower rises above the podium,featuring residential units.Flex retail/office/live-work spaces are located on the h ground floor. 4r l I " t i , _r 71 � I MetropolitanThe PORTLAND, OR PROJECT OWNER GroupHoyt Realty ARCHITECT Bora Architects UNITS 121 units .. SIZE • NTRACTTYPE This LEED Silver, 19-story, 376,737 SF condominium project is located in Portland's Pearl District. 121 residential units span within the post tensioned slab building.Two levels of underground parking house 219 parking stalls.The building also includes a 4-story,20,000 SF boutique live/work building that features 12 loft-style units. The tower and live/ work space will be joined by 20,000 SF of ground-level retail. The 11 kill � Metropolitan was the tallest building in the Pearl at time of construction. #FI HI ! ■ " I {� lfl Andersen Construction Qualifications&Experience The Westerly POR 1 •' PROJECT OWNER UNITS ARCHITECT SIZE Negotiated This 14-story,260,000 SF mixed-use condominium and retail project was constructed on a hillside with unobstructed views of Downtown Portland and Mount Hood in the west hills of Portland.The project features 104 high-end residential units, including 3 live/work units and 6 townhouse units, constructed within a concrete post-tensioned slab building over 3.5 levels of underground parking, housing 200 parking stalls. Exterior cladding of the building features calcium silicate masonry units,brick and composite metal panels.This project is certified LEED Silver. h,� ' The Encore PORTLAND, OR PROJECT OWNER. yt Realty Group i� ARCHITECT Bora Architects UNITS 176 units SIZE iF 348,780 SF - "u • Negotiated CM/GC with GMP This 16-story,348,780 SF condominium project forms an arc across its property with a small three story tower at the Southeast corner.Along with ground-floor retail, the mixed-use structure includes 176 market- rate studios,one and two bedroom condominiums,townhouses and live/ work lofts.177 parking spaces are spread over one level of underground parking and two above.The facade of the building is a combination of + aluminum window wall, brick veneer,and metal panel with intermittent - storefront at the first two Ievels.This project is certified LEED Silver. 3 dr Andersen Construction Qualifications&'Experience 937 Condominiums PORTLAND, OR OWNERPROJECT STATS: 1� 937 Group, ARCHITECT 1 � � E loll It 001 10 UNITS 01J#1AP1l �1:�� � 114 units loll Off l fill 1 0 SIZE 101 11111 I iA f 01 I[1Ell11 j11111� . Negotiated iuILI 937 is located in Portland's thriving Pearl District and is designed to . compliment rather than intrude on the surrounding landscape. The / 16-story, 250,000 SF half-block condominium tower is built over two / �' levels of underground parking with 135 parking spaces.The 114 housing 04 , , unit and 20,000 SF of ground-floor retail in the building are wrapped in an �, ,/ • exterior skin of custom bricks resulting in a clean and elegant appearance. / / , • • This LEED Platinum project includes an eco garden, externally vented kitchens and highly efficient floor plans.This project features 4,000 SF ♦' +� *'� �� ��• of vegetated roof & storm water planters, which filter storm water & �r� r+ -• _ •'�' help to reduce the urban "heat island effect:' It provides close to 40% + savings in water use through fixture specification.94%of demolition and +� it+ �' If1 ®. �' - construction waste was recycled and diverted from landfills, x 101• '` Pelotion PORTLAND,OR PROJECT . OWNER Smurity• .. erties ARCHITECT P0 Myhre Group Architects r 7 �onUNITS � •y 265 units SIZE nl. ,■ " 1 i NTRACTTYPE _ Nogobale, 4 . Located on a super block site in North Portland,'the Peieton mixed use includes 3 mid-rise buildings, totaling 352,400 SF,The 3-S story wood framed buildings include 265 apart;nems,26,100 SF of retail space and L. are supported with 270 underground parking spaces.A central wconerf (pedestrian alley)is located between the buildings. a 4JW r- i r f a i 1. --- Andersen Construction 15 QuaIificationsa Experience Andersen's teams are at the forefront of sustainable construction. We are a mainstay on the ENR Top Green Contractors list. Our teams have incorporated both LEED credited and/or generally environmentally responsible construction practices into each project they have built. Being familiar with readily achievable targets enables our team to help our clients and the design team make sustainable, cost-efficient choices in construction materials and methods. Our teams also know how to manage a clean, environmentally responsible project site that incorporates construction waste recycling, emission reductions and use of recycled & recyclable building materials. SUSTAINABILITY ACHIEVEMENT TARGETS To achieve high levels of green building certification in construction, we focus on efficiency with environment, energy and people. From efficiency comes savings. Saving time, saving resources, and ultimately saving the environment. We have built over 50 LEED certified projects and employ technology to maximize efficiency. In this process, we have all but eliminated the paper document and replaced it with real-time electronic information instantly available to all members of the team through smart devices.This improves the velocity and quality of the project and dramatically cuts cost. ENVIRONMENTAL IMPACT We incorporate environmentally conscious business practices wherever possible, including the following: • Commissioning process ensuring systems work efficiently as designed. • Construction waste is managed to ensure maximum recycling. • We source regional materials whenever possible. • Certified wood is used when possible. • We push to use rapidly renewing materials. • We use a construction Indoor Air Quality(IAQ) management plan during construction & before occupancy. • We practice nearly paperless construction management, using electronic media. • LEED certified personnel on Andersen's staff are up to speed on the latest sustainability trends. It is important to note that, where possible, we will push to go beyond the specifications on the project. If there are opportunities to build better, smarter or more progressively, we will bring them to the table as options for the team to consider. COLLABORATIVE MATERIAL SELECTION FOR SUSTAINABILITY We know that construction as a whole is responsible for roughly 23% of all global CO2 emissions. It is not only our responsibility, but our duty to help to alter the current course of our industry. Material selection is our greatest opportunity to reduce the most waste and effect the greatest change. Standard practices are the ones that have gotten us to where we are, so we have to embrace new practices in order to see this change. As a team, we have many options at our disposal to improve the conversation around materials. Some of the biggest opportunities are in material label categories. The Living Building Challenge's Declare Label is perhaps the most robust effort in support of healthy materials to date, and includes over 200 companies with products that fall into Red List Free (materials that do not contain any of the "worst in class" components in the building industry). Materials included in this list vary from curtainwall to drywall, acoustic panel, weather barrier, and systems furniture. Andersen can help the design team prioritize the materials that will have the greatest impact on the building using an environmental/costing analysis where we calculate material take-offs vs. costing to identify the biggest impacts. It is unlikely that we will be able to pick all red list free materials, but we certainly can pick the ones that will give us the most bang for your buck. Another topic for consideration is designing for reuse and end of life. We know that certain manufacturers in lighting for instance design their fixtures to be 100% disposable. These fixtures are impossible to retrofit or to reuse and at the end of their life and end up in landfills. Other manufacturers, for a small premium, have fixtures that are reusable at the end of their life through small retrofits. We believe in buildings that are not disposable at the end of their life and will work with the design team to understand where the opportunities are for the greatest impacts for flexibility and reuse. Recently, our team was able to work with a painting manufacturer to alter their mix designs to adhere to greater environmental standards. The pressure wasn't significant, they understood that in order to stay relevant in the market, they needed to adapt. This is where we hope the entire industry is heading. PROACTIVE STEPS TO REDUCE FUEL USAGE& EMISSIONS Construction Clean Diesel Program: At the LEED Platinum OHSU Knight Cancer Research Building, Andersen participated in a voluntary clean diesel program. This program required us to come up with a plan for on road diesel engines, off road diesel engines, idling limitations, and preventing indoor air pollution. Encouraging Public Transportation:At many of Andersen's urban projects, we implement programs to encourage public transportation with our crews and the crews of our trade partners. We have given out bus passes, streetcar/light rail passes, and other public transportation passes. Encouraging Carpooling: Parking is a premium at many of our jobsites. We have implemented programs that provide free parking or preferred parking for carpoolers and paid rides for public transportation. Alternate Fuels: Many of our projects we prioritize the use of alternate fuels or electric power for our construction equipment. We have used electric powered forklifts instead of using fossil fuels. We have also used cleaner burning fuels like propane for some equipment. Andersen's LEED Certified & Equivalent Projects PROJECT LEVEL SIZE Oregon State University Native American Cultural Center Silver Equivalent 3,600 SF Oregon State University Asian Pacific Cultural Center Silver Equivalent 3,500 SF Oregon State University Black Cultural Center Silver Equivalent 3,500 SF Oregon State University Hispanic Cultural Center Silver Equivalent 3,500 SF Clackamas High School Silver 265,355 SF Our Lady of the Lake School Silver 55,000 SF Southern Oregon University Science Building Renovation Silver 78,000 SF Grant High School Modernization Silver 300,000 SF Oregon State University Forest Science Complex Silver 80,687 SF Overlake Medical Office Building& Parking Garage Silver 461,000 SF The Encore Silver 345,000 SF The Metropolitan Silver 377,000 SF The Westerly Silver 260,000 SF Dimension By Alta Silver 343,000 SF Soren Silver 121,000 SF Yard Silver 334,000 SF Kinects Tower Silver 500,000 SF Alta Waverly Silver 306,000 SF Port of Newport NOAA Marine Operations Center Silver 45,000 SF Bank of America Industrial Sorting Center Silver 123,678 SF Yeon Building Renovation Silver 135,000 SF Block 76 West Silver 23,202 SF Oregon State University Energy Center Platinum 23,000 SF 937 Platinum 250,000 SF Ross Island Apartments Platinum 38,709 SF OHSU Knight Cancer Research Building Platinum 338,000 SF Oregon State University Memorial Union East Remodel Gold 33,000 SF Oregon State University Student Experience Center Gold 93,300 SF University of Washington Samuel E. Kelly Ethnic Cultural Center Gold 29,900 SF University of Oregon Allan Price Science Commons Renovation Gold 28,900 SF Oregon State University Austin Hall Gold 100,000 SF Southern Oregon University Lithia Pavilion & Student Rec Gold 100,000 SF Center 4th & Montgomery Gold 175,000 SF Kaiser Westside Medical Center Gold 782,000 SF Kaiser Gateway Medical Office Gold 33,000 SF Asa Flats & Lofts Gold 329,000 SF The Lovejoy Gold 290,000 SF Goat Blocks Gold 500,000 SF The Fowler Gold 209,000 SF The Carson Gold 594,000 SF Block 17 By Alta Gold 340,000 SF The Osprey Gold 320,000 SF NV Portland Gold 406,000 SF Heartline Gold 367,000 SF Angelo Office Building Gold 61,000 SF Simplot Tenant Buildout Gold 42,500 SF 38 Davis Gold 141,000 SF Northwest Community Credit Union Headquarters Gold 69,500 SF Leland James Office Building Renovation Gold 120,000 SF Ankrom Moisan Architects Headquarters Gold 58,000 SF Oregon State University Arnold Dining Hall Renovation Certified (or Equivalent) 29,371 SF Portland State University Native American Student Center Certified (or Equivalent) 11,600 SF Lewis &Clark College Rogers Hall Renovation Certified (or Equivalent) 28,000 SF Oregon State University Linus Pauling Science Center Certified (or Equivalent) 105,000 SF OHSU Peter O. Kohler Pavilion Certified (or Equivalent) 340,000 SF Lake City Court Hope IV Certified (or Equivalent) 111,000 SF Hoa Mai Gardens Certified (or Equivalent) 151,000 SF Red Cedar Apartments Certified (or Equivalent) 178,000 SF Riverfront Renaissance Condominiums Certified (or Equivalent) 88,000 SF Melissa Fireside, PhD. Lake Oswego, OR 97034 mfireside@resoluteconsultingpdx.com 971.303.9407 CAREER SUMMARY I Strategic Management Professional I Industrial &Organizational Psychology Academic Dedicated professional with a proven record of encouraging innovation, building relationships, managing complex projects, higher education instruction, and coaching individuals to success. Skilled in mediation, demonstrating exceptional responsive communication, and achieving collaborative resolutions. Innovative leader with an ability to create value-impact presentations, and developing opportunities that further resource management, strategic short-term and long- term objectives, and financial goals. -Collaboration + Passion for Learning. Takes pride in professionalism with a willing and capable attitude. Earned PhD. while gaining hands-on experience in college teaching and metric-driven change management, employee development, and dispute resolution. o Demonstrates Integrity,Vision & Influence. Whether teaching diverse populations or guiding new Entrepreneurs to success - dedication to getting the most out the human capital deployed and transforming individuals into top-performers. *Mediation Experience. Asks WHY. Improves experience through shrewd, impactful, strategic thinking that drives efficiency and effectiveness. Uses expertise in relationship management and dispute resolution skills to lead change and build relationships. EDUCATION Ph.D. in Organization and Management (Management Education), 2014—Capella University Dissertation: Change Management: In a nonprofit sector of a for-profit industry. Post Master's Certificate: College Teaching, 2009—Capella University Master of Business Administration, 2007— University of Phoenix Bachelor of Arts in Psychology, 2005—Ottawa University, Cum Laude CERTIFICATIONS Business and Leadership Coach Certificate (2018) Learning Management System, Canvas Teaching Certificate (2016) Learning Management System, eCollege Online Teaching Certificate (2014) Learning Management System, Blackboard Teaching Certificate (2008) TEACHING EXPERIENCE Associate Professor,Ashford University Forbes School of Business 2016-2019 • Leading Organizational Change, Business 661 o Organizational Behavior, Business 610 ■ Strategic Planning for Organizations, Management 450 • Organizational Change, Management 435 Adjunct Faculty,Ashford University Forbes School of Business 2014-2016 • Management Communication with Technology Tools, Business 600 • Leadership and Motivation, Management 425 Adjunct Faculty Reviewer, Southern New Hampshire University 2016-2018 • Psychology Capstone 2912 • Organizational Management 2301, 2302 Associate Faculty, Concorde Career College 2014-2016 • Lifespan Psychology 2390 • Communication and Leadership 2301, 2302, 2601 • Critical Thinking & Decision Making, 3209 Subject Matter Expert and Course Developer, Finance&Accounting 2014-2015 • Finance Fundamentals; Business 400 0 Accounting and Financial Statements, Accounting 225 Adjunct Faculty, Brown Mackie College 2008-2013 • Accounting 1011, 1101 • Introduction to Finance 1201 APPOINTMENTS • International Baccalaureate: Examiner, Business and Management, March 2018-Present. • Associate Professor: Ashford University, The Forbes School of Business and Technology, September2016 to 2019. • PostDoc: SME and Curriculum Design. Finance and Accounting. University, NOW. May 2014— May 2015. CORPORATE EXPERIENCE 01/2018-Present Principal Consultant, Resolute Consulting PDX Lake Oswego, OR Develop vision and concept to execution focused-strategies for new commercial enterprises, domestic and international entrepreneurs and nonprofits, collaborate and create networking strategies for clients locally and nationally,develop human capital recruitment and retention operations,and coach civic leaders,executives,and small business owners to successfully achieve their goals. Public and corporate speaking on Alternative Dispute Resolution and Conflict Resolution,as well as provide mediation services for workplace disputes. PUBLICATIONS Book Fireside, M. (2012). Change management theories. In Van Tiem, D., Moseley,J., & Dessinger, J. (31d Ed.), Fundamentals of Performance Improvements: Optimizing Results through People, Process, and Organizations. (pp.24). Pfeiffer. Journals Fireside, M. (2017). Exemplary performance: Applied research skills, an examination of online learner behavior. Published for Resolute Consulting, LLC. Fireside, M. (2014). Doctoral Dissertation. Change management in a non-profit sector of a for- profit industry: A study of strategies used by credit union chief operation officers, chief executive officers, and vice presidents. PRESENTATIONS & LECTURES Conflict Resolution: The Power of Self-Regulation, Presentation (2019) Ethical Campaign Management, Presentation (2019) F.I.R.E. Method: Dynamic Faculty Evaluations, Presentation (2019) Creating an Engaging and Encouraging College Classroom, Presentation (2019) Proposal for Lake Oswego Cultural Center, Presentation (2018) Correspondence in Online Education, Presentation (2018) Leading and Inspiring Diverse Teams, Lecture (2017) Investigate Tiered Demands in Adult-Learning, Presentation (2017) Leadership Development and Contemporary Research, Lecture (2016) Psychology Concepts in Change Management, Presentation (2015) Critical Thinking & Decision Making for Change Management Professionals, Presentation (2015) CONTINUING EDUCATION I PROFESSIONAL DEVELOPMENT ACTIVITIES Emerge Oregon Bootcamp, 08/2019. Preparing Female Progressives Running for Office TieXL Bootcamp, 06/2018. Entrepreneurial Development and Small Business Creation AP Seminar, Rater. 06/2016-06/2017. General Advanced Placement Seminar PROFESSIONAL LEARNING AFFILIATIONS CIVIC ENGAGEMENT Lake Oswego Budget Committee, Alternate (2019) Campaign Manager— Lake Oswego School Board (2019) Campaign Manager— Lake Oswego City Council (2018) Project Management Institute, Member— Portland Chapter Co-Founder and Chief Branding Officer—TheRavenBlanc Founder and Former President, ILA-PTO Steve]ones Project Executive Education: B.S. Civil Engineering, Vanderbilt University Years with Andersen: 14 Years in Construction: 34 Responsibilities: Coordinates Andersen's team • Leads feasibility planning &scheduling and constructability reviews • Leads phasing planning & reviews • Responsible for project cost coordination and reviews Project Experience: Hampton Inn and Suites— Portland, OR Located on 3/4 of a city block in Portland's Pearl District, this 8-story, 205,000 SF hotel features 243 guest rooms and 104 above ground structured parking spaces. The ground level includes a lobby, lounge, dining area, meeting rooms, a restaurant and retail space. Built with a light gauge steel and concrete structure, the hotel includes masonry facades with two colors of brick, plus metal cladding. The hotel uses reclaimed wood from existing onsite buildings. Alta Art Tower— Portland, OR Currently under construction and located on the north edge of the Goose Hollow District on SW Alder and SW Morrison, the Alta Art Tower is a 21-story mixed-use residential and commercial development. It includes 314 mixed 3-bed, 2-bed, 1-bed, and studio apartments with ground floor and rooftop amenities, roof terrace, ground floor commercial space, and below-grade parking. Block 17 by Alta — Portland, OR Located on a full city block in the Pearl District, the LEED Gold 340,030 SF Block 17 mixed use consists of two components—a 16-story high-rise and a 5-story low-rise supported by a partially below grade two- level, 211-stall parking garage. The high-rise is a post-tensioned concrete structure which houses 218 of the 281 market rate apartment units in the development. The low-rise is a wood framed structure with the remaining 63 units. Between the two towers is a landscaped plaza with concrete benches, water features and architectural accents. Alta Waverly— Oakland, CA 196 market-rate apartments highlight this 306,000 SF urban development Located in Oakland's Broadway Valdez Specific Plan area, the 6-story structure includes 5 levels of wood framing over a concrete podium and one level of underground parking. 31,500 SF of retail space is located on the ground floor. Amenities include a fitness room, resident lounge, outdoor barbeques, outdoor fireplaces, a dog run with pet- washing area, and a rooftop sun deck overlooking the downtown skyline and with views of the Oakland hills. The project has targeted Build It Green's Green Point Rating certification tier of Silver. E2 Block 40— Portland, OR Currently under construction, this 8-story, 227-unit market rate apartment development is located on Block 40 in Portland's South Waterfront. The 269,747 SF mixed use includes a level of underground parking, ground floor parking & retail and residential/amenity space. 173 parking stalls. Structure is wood frame over PT-concrete. NV Portland — Portland, OR A 26-story, 284-unit multifamily residential apartment tower and podium with 2 levels of below grade parking in the Portland Pearl District. Podium features include Retail, Live-Work Units, Townhomes, Building Facility and Amenity spaces. Tower features include Residential Units and Amenity spaces. The Carson — Portland, OR LEED Gold 2-block mixed use development in Portland's Conway Blocks. Carson North is a 6-story 160- unit apartment mid-rise. Carson South is a 14-story 220-unit apartment tower. Both blocks include ground floor retail and share a 2-level underground parking garage with 602 parking stalls. Andersen built the development in a joint venture with IBA Construction. Goat Blocks— Portland, OR Encompassing two and a half city blocks, the Goat Blocks totals 500,000 SF of total structure on Portland's Central Eastside. The LEED Gold development includes three mid-rise buildings that total 248 market rate apartments, 100,000 SF of retail and 369 parking spaces. The three buildings are wood- framed over concrete structures ranging from 4-6 stories. And each has its own unique exterior fagade. 140 Columbia — Portland, OR Currently under construction, this 20-story mixed use tower is located on a full city block in downtown Portland. The 469,533 SF development features 349 apartment units, 236 above-ground parking stalls (levels 2-5) and 14,277 SF of ground floor retail space. The concrete structure is uniquely built around and over top of the existing above grade entrance for the underground parking across 2nd Ave to the West. A dog run is located on the 16th floor and 2,800 SF of amenity space is located on the 20th floor. Peloton — Portland, OR Located on a super block site in North Portland, the Peloton mixed use includes 3 mid-rise buildings, totaling 352,400 SF. The 3-5 story wood framed buildings include 265 apartments, 26,100 SF of retail space and are supported with 270 underground parking spaces. A central woonerf(pedestrian alley) is located between the buildings. The Addy— Portland, OR This mid-rise mixed use adds 105 apartment units to Northwest Portland. A true urban infill, the 5-story, 81,000 SF 4-over-1 wood framed structure includes multi-family housing, parking (24 stalls) and 1,500 SF of retail. Located on a half-block, the project is built adjacent to an existing office building and operating street car line.