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									Beale AFB                                     Solicitation Number AFCEE-07-0002
                                           Beale AFB Housing Privatization Project



United States Department of the Air Force

Air Combat Command
(ACC)
Air Force Center for
Environmental Excellence
(AFCEE)



Privatization of Military Family Housing
Beale Air Force Base

Solicitation No. AFCEE-07-0002

REQUEST FOR PROPOSAL
PROPOSALS ARE DUE NO LATER THAN
2:00 P.M. MT, 12 March 2007 AT:
MWH AMERICAS, INC.
10619 South Jordan Gateway, Suite 100
Salt Lake City, UT 84095
Voice: 801-617-3320 Fax: 801-617-4320
Email: rusty.w.martin@mwhglobal.com
Web site: www.pscmhc.com




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Beale AFB                                                                                                              Solicitation Number AFCEE-07-0002
                                                                                                                    Beale AFB Housing Privatization Project


                                                                   TABLE OF CONTENTS


SECTION 1.0 EXECUTIVE SUMMARY ....................................................................................................................... 1
  1.1  AUTHORITY ............................................................................................................................................................. 1
  1.2  HOUSING GOAL ....................................................................................................................................................... 1
  1.3  PROJECT SUMMARY................................................................................................................................................. 1
  1.4  PROJECT DOCUMENTS ............................................................................................................................................. 7
  1.5  SMALL BUSINESS ..................................................................................................................................................... 7
  1.6  PROPOSAL SUBMITTALS AND SELECTION OF PROJECT OWNER ................................................................................ 7
SECTION 2.0 EXISTING CONDITIONS ....................................................................................................................... 8
  2.1  GENERAL EXISTING CONDITIONS ............................................................................................................................. 8
  2.2  CONDITION ASSESSMENT MATRIX ........................................................................................................................... 8
  2.3  HOUSING AREAS .................................................................................................................................................... 10
  2.4  REFUSE AND RECYCLING ....................................................................................................................................... 21
  2.5  SNOW AND ICE REMOVAL ...................................................................................................................................... 21
  2.6  GROUNDS MAINTENANCE ...................................................................................................................................... 21
  2.7  OTHER CONTRACTS ............................................................................................................................................... 22
SECTION 3.0 PROJECT REQUIREMENTS ............................................................................................................... 23
  3.1  SUMMARY ............................................................................................................................................................. 23
  3.2  FINANCIAL PLAN AND STRUCTURE ........................................................................................................................ 23
  3.3  DESIGN AND CONSTRUCTION REQUIREMENTS ....................................................................................................... 28
  3.4  PROPERTY MANAGEMENT ..................................................................................................................................... 45
  3.5  ENVIRONMENTAL COMPLIANCE ............................................................................................................................. 58
SECTION 4.0 INSTRUCTIONS TO OFFERORS ........................................................................................................ 60
  4.1  PROVISIONS ........................................................................................................................................................... 60
  4.2  RESTRICTIONS ON FOREIGN PARTICIPATION .......................................................................................................... 61
  4.3  RESTRICTION ON DISCLOSURE AND USE OF DATA ................................................................................................. 61
  4.4  CONFLICT OF INTEREST.......................................................................................................................................... 61
  4.5  SUBMISSION OF OFFERS ......................................................................................................................................... 62
  4.6  SUBMITTAL REQUIREMENTS .................................................................................................................................. 62
  4.7  EXECUTION OF PROPOSAL ..................................................................................................................................... 63
  4.8  LATE SUBMISSIONS, MODIFICATIONS, AND WITHDRAWALS OF PROPOSALS ........................................................... 63
  4.9  EVIDENCE OF DATES AND TIMES OF MAILING RECEIPTS........................................................................................ 64
  4.10 GENERAL INFORMATION ........................................................................................................................................ 64
  4.11 ELECTRONIC COPIES .............................................................................................................................................. 65
  4.12 SUBMITTAL REQUIREMENTS FOR ALL OFFERORS .................................................................................................. 65
  4.13 VOLUME I: PROJECT PROPOSAL SUBMITTAL REQUIREMENTS ................................................................................ 67
  4.14 VOLUME II: QUALIFICATIONS SUBMITTAL REQUIREMENTS ................................................................................... 72
  4.15 VOLUME III: PAST PERFORMANCE SUBMITTAL REQUIREMENTS............................................................................ 73
  4.16 HIGHEST RANKED OFFEROR INFORMATION ........................................................................................................... 75
SECTION 5.0 BASIS OF SELECTION ......................................................................................................................... 76
  5.1  STRATEGY ............................................................................................................................................................. 76
  5.2  EVALUATION FACTORS AND SUBFACTORS AND THEIR RELATIVE ORDER OF IMPORTANCE ................................... 76
  5.3  PROJECT PROPOSAL RATINGS ................................................................................................................................ 77
  5.4  QUALIFICATION RATINGS ....................................................................................................................................... 78
  5.5  PAST PERFORMANCE CONFIDENCE ASSESSMENT .................................................................................................. 78
  5.6  FACTOR 1: FINANCIAL........................................................................................................................................... 79
  5.7  FACTOR 2: DEVELOPMENT .................................................................................................................................... 81
  5.8  FACTOR 3: PROPERTY MANAGEMENT.................................................................................................................... 82
  5.9  FACTOR 4: QUALIFICATIONS .................................................................................................................................. 83
  5.10 FACTOR 5: PAST PERFORMANCE ........................................................................................................................... 84
SECTION 6.0 HIGHEST RANKED OFFEROR EXCLUSIVE NEGOTIATIONS .................................................. 85
  6.1  STRATEGY ............................................................................................................................................................. 85


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Beale AFB                                                                                                            Solicitation Number AFCEE-07-0002
                                                                                                                  Beale AFB Housing Privatization Project


  6.2  LEGAL DOCUMENTATION ...................................................................................................................................... 85
  6.3  FINANCIAL AND BUSINESS PLANS .......................................................................................................................... 85
SECTION 7.0 REFERENCE SOURCES AND POINTS OF CONTACT................................................................... 87
  7.1  DOCUMENTATION .................................................................................................................................................. 87
  7.2  CLARIFICATIONS .................................................................................................................................................... 87
  7.3  CITY POINTS OF CONTACT ..................................................................................................................................... 87




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Beale AFB                                                                Solicitation Number AFCEE-07-0002
                                                                      Beale AFB Housing Privatization Project


                                           LIST OF APPENDICES
Appendix A -    Glossary
Appendix B -    Existing Inventory
Appendix C -    General Concept Map
Appendix D -    Housing Waiting List Data
Appendix E -    Utility Sales Rates
Appendix F -    Technical References
Appendix G -    Reporting Requirements Instruction Letter with Sample Reports
Appendix H -    Offeror’s Cover Page
Appendix I -    Non-Disclosure Agreement
Appendix J -    Past Performance Questionnaire
Appendix K -    Mandatory Forms
Appendix L -    Not Applicable
Appendix M -    Mandatory Tenant Lease Clauses
Appendix N -    Mandatory Clauses Required by Federal Law
Appendix O -    Firms of Interest List
Appendix P -    Quantitative Financing Evaluation Chart
Appendix Q -    Insurance Requirements




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Beale AFB                                                                                                                 Solicitation Number AFCEE-07-0002
                                                                                                                       Beale AFB Housing Privatization Project


                                                                         LIST OF TABLES


Table 1 –Project Concept ........................................................................................................................................ 2
Table 2 – Conveyance of Existing Housing by Parcel............................................................................................ 4
Table 3 – Parcel Size and Lease Terms .................................................................................................................. 5
Table 4 – Project Development Demographics ...................................................................................................... 6
Table 5 – Summary of CAM Scores ....................................................................................................................... 9
Table 6 - Housing Unit Count by Parcel ............................................................................................................... 16
Table 7 - Housing Unit Description by Parcel ...................................................................................................... 16
Table 8 – Senior and General Officer Quarters .................................................................................................... 36
Table 9 – Enlisted and Non-Senior Officer Housing ............................................................................................ 37
Table 10 – Renovation Size Requirements – Enlisted and Non-Senior Officer Housing .................................... 38
Table 11 – Renovation Size Requirements – Senior and General Officer Quarters............................................. 39
Table 12 – Priority List For Other Eligible Tenants ............................................................................................. 47
Table 13 – Service Responses – Hours of Operation ........................................................................................... 55
Table 14 – Service Responses – Response and Completion Times...................................................................... 55
Table 15 – Volume Submittals – For All Offerors ............................................................................................... 66
Table 16 – Evaluation Factors and Subfactors – Order of Importance................................................................. 77
Table 17 – Color Ratings ...................................................................................................................................... 77
Table 18 – Past Performance Relevancy Ratings ................................................................................................. 78
Table 19 – Confidence Assessment Ratings ......................................................................................................... 79
Table 20 – Contact(s) for Clarifications ............................................................................................................... 87
...................................................................................................................................................................................




5317b766-5eab-4c7d-abe8-1ae262e28cb8.doc                                                                                                                                         v
Beale AFB                                                                    Solicitation Number AFCEE-07-0002
                                                                          Beale AFB Housing Privatization Project


                    SECTION 1.0 EXECUTIVE SUMMARY
1.1   AUTHORITY
      Pursuant to The National Defense Authorization Act for Fiscal Year (FY) 1996, Public Law (P.L.) 104-
      106, Title XXVIII, Subtitle A-Military Housing Privatization Initiative (MHPI) (codified at 10 United
      States Code (U.S.C.) Sections 2871-2885 as amended), the Department of the Air Force is soliciting
      proposals from qualified entities interested in entering into a business arrangement with the Government
      (the “Solicitation”).
      The Air Force has determined that the legislative authorities listed below will not be used in this
      transaction.
                       Differential Lease Payments (codified at 10 U.S.C. Section 2877 as amended)
                       Investments (codified at 10 U.S.C. Section 2875 as amended)
      All authorities can be accessed at: http://www.acq.osd.mil/housing/legislation.htm.

1.2   HOUSING GOAL
      The goal of the Beale Air Force Base (AFB) privatization initiative is to provide its Uniformed Services
      members and their families’ access to safe, secure, quality, affordable, well-maintained housing in a
      military community where they choose to live.
      Privatization will accelerate housing improvements, alleviate housing shortages, and reduce waiting times
      for adequate housing, ultimately improving morale of Air Force personnel. Since traditional Military
      Construction (MILCON) funds are unavailable to meet this goal in a timely manner, Government
      officials have determined that the best solution is to use privatization to leverage available resources.

1.3   PROJECT SUMMARY
            1.3.1       Project Concept
               The project involves a non-Federal Acquisition Regulation (FAR) real estate transaction with the
               Project Owner (PO) under which the Government will convey 1,202 existing housing units and
               certain associated improvements, and lease a minimum of approximately 912 acres of land to a
               possible maximum of approximately 954 acres of land divided among six parcels including
               Parcels A, B, C, D, E, and F. (See Appendix C, General Concept Map) The PO shall obtain
               necessary financing; provide required equity; and plan, design, develop, renovate, demolish,
               construct, own, operate, maintain, and manage a rental housing development, including all paving
               and drainage, as well as any utilities conveyed to or constructed by the PO, for a minimum of 798
               military families for 50 years.
               Table 1 below reflects the project concept developed by the Government (“Project Concept”).




Beale AFB RFP 070122     Page 1
Beale AFB                                                                      Solicitation Number AFCEE-07-0002
                                                                            Beale AFB Housing Privatization Project


                                          Table 1 –Project Concept
                                                              NUMBER OF
                                                                UNITS
                                 Convey                            1,202
                                 Demolition                        644
                                 New Construction                  240
                                 Minor Renovation
                                    Brookview                       48
                                 Moderate Renovation               130
                                    Mountain View
                                 Whole House                       380
                                 Renovation
                                 As-Is                               0
                                 TOTAL END-STATE                   798


            Factors considered and assumptions made in developing the Project Concept are provided for
            informational purposes only and do not constitute Solicitation requirements.
            The findings of the Beale AFB Housing Requirements and Market Analysis (HRMA) completed
            in July 2006 and the Beale AFB Housing Community Profile (HCP) Charrette completed in
            December 2006 are the foundation of the Project Concept. Both documents are available for
            review at www.pscmhc.com. An end state of 798 units including 30% new units and 70%
            renovated units is assumed. Satisfaction of all Solicitation requirements by the Offeror is
            assumed. The Project Concept also assumes inclusion of the following minor, moderate and
            whole house renovation parameters which are not Solicitation requirements.
            To promote a homogenous housing community with consistent amenities throughout, Offerors
            should consider proposing desired features equally offered for both new and renovated units.
            Minor Renovation Parameters
                       Minor renovation concept includes the following:
                          Installation of security lighting and utility metering
                          Remediation of moisture and mold problems in the mechanical room and
                           bathrooms
                          Repair of design and/or construction flaws in the mechanical rooms and plumbing
                           to resolve moisture problems
                          Minor repairs and upgrades to interior and exterior finishes
                          Installation of positive exterior drainage for all units
                          Installation of automatic garage door openers
                          Installation of hardwired carbon monoxide detectors as required by code
            Moderate Renovation Parameters
                       Moderate renovation project concept includes the following:
                          All minor renovation items

Beale AFB RFP 070122   Page 2
Beale AFB                                                                    Solicitation Number AFCEE-07-0002
                                                                          Beale AFB Housing Privatization Project


                          Replacement of interior perimeter wall board and/or insulation to remediate mold
                           and moisture issues
                          Repair and/or replacement of windows and doors to remediate flashing and caulk
                           penetrations
                          Repair of exterior finishes if needed
                          Repair of design and/or construction flaws in the mechanical rooms and plumbing
                           to remediate moisture problems
                          Remediation of moisture and mold problems in the mechanical room
                          Modernization and upgrade of kitchen appliances if needed
                          Installation of double pane windows or better (i.e. triple pane or double pane with
                           thermal film to provide extra R [insulation factor] value
             Whole House Renovation Parameters
                       Whole house renovation project concept includes the following:
                          All moderate renovation items
                          Increase the square footage to programming benchmark renovation standards
                          Removal and replacement of all interior finishes
                          Replacement and modernization of electrical and mechanical systems that includes
                           removal of underground ductwork and replacement of ductwork in attic space and
                           rewiring as required to meet local codes
                          Pre-wiring for telephone, cable and computer systems
                          Category 5 wiring for digital subscriber lines, cable, phone
                          Construction of garages with provision of automatic door openers
                          Construction of covered patio and/or deck
                          Replacement of roofing, windows and exterior siding, except in Beale West units
                           that received recent exterior renovations (See Appendix B for details)
                          Installation of dual kitchen basin sinks with garbage disposal


            The Solicitation requires 798 housing units as the minimum number of end state units. Such
            required housing units are referred to in this Solicitation as the “privatized units.” The privatized
            units shall consist of the 131 existing Mountain View units located in Parcel B, the 48 existing
            Brookview units located in Parcel C, as described in Section 2.0, Existing Conditions. The
            remaining 619 privatized units may include (i) 619 of the existing housing units other than the
            Mountain View units and the Brookview units located in Parcels A, B, C and D or (ii) a
            combination of new units and a lesser number of the existing units described in (i) above. All
            privatized units shall be designated for occupancy by pay grade, and Target Rent shall not exceed
            the Basic Allowance for Housing (BAH) at the dependent rate for the designated military pay
            grade except for assignments as specified in Section 3.4.3.2, minus an amount sufficient to cover
            110% of average estimated utility charges. Tenants will pay or cause to be paid rent directly to
            the PO on or before the first day of the month to which such rent applies. Target Tenants must
            establish and maintain a rent payment allotment.



Beale AFB RFP 070122   Page 3
Beale AFB                                                                   Solicitation Number AFCEE-07-0002
                                                                         Beale AFB Housing Privatization Project


            1.3.1.1             Housing Conveyed
                       At the closing of the transaction, the Government will convey certain improvements,
                       including 1,202 existing units located in Parcels A, B, C, and D, as described in Section
                       2.0, Existing Conditions.
                       Table 2 below provides a list of the base neighborhoods and the number of existing
                       units to be conveyed to the PO.

                           Table 2 – Conveyance of Existing Housing by Parcel
                       EXISTING HOUSING           NUMBER OF           YEARS BUILT
                             AREA               EXISTING UNITS
                       Parcel A, Lakeview               15                  1958
                       Parcel B
                         Mountain View                 131                  1998
                         Beale East                    443                1958-60
                       Parcel C
                         Brookview                      48                  2002
                         Beale West                    379                  1960
                       Parcel D, Gold Country          186                  1975
                       TOTAL                          1,202*
                       *Note: Includes 837 Capehart units.
            1.3.1.2             Leased Land
                       At the closing of the transaction, the Government will lease a minimum of
                       approximately 912 acres to a maximum of 954 acres of improved land to the PO. Upon
                       Project completion the lease of at least one parcel, containing approximately 179 acres
                       shall be terminated and the parcel returned to the Government unless the PO proposes a
                       use of this land acceptable to the Government. From three to five parcels aggregating
                       approximately 722 to 764 acres will continue to be leased for an additional 44 years by
                       the Government to the PO. The PO also may propose to terminate the lease of portions
                       of these parcels upon Project completion. Table 3 below discloses the size of each of
                       the six parcels that are a part of this Solicitation and permissible lease terms for each
                       parcel.




Beale AFB RFP 070122   Page 4
Beale AFB                                                                       Solicitation Number AFCEE-07-0002
                                                                             Beale AFB Housing Privatization Project


                                        Table 3 – Parcel Size and Lease Terms

                       PARCEL                  APPROXIMATE ACRES                  LEASE TERM
            Parcel A                                   12                50 years, unless PO proposes
                                                                         earlier lease termination for all or
            Lakeview
                                                                         a portion of the parcel
            Parcel B                                   495               50 years, unless PO proposes
                                                                         earlier lease termination for all or
            Mountain View & Beale East
                                                                         a portion of the parcel
            Parcel B Annex                             11
            Vassar Lake Substation and
            Maintenance Facility
            Parcel C                                   215               50 years, unless PO proposes
                                                                         earlier lease termination for all or
            Brookview and Beale West
                                                                         a portion of the parcel
            Parcel D                                   179               6 years, unless the PO proposes a
                                                                         use of this parcel acceptable to
            Gold Country
                                                                         the Government
            Parcel E                                   37                Up to 50 years, unless the PO
                                                                         proposes a use for this parcel
            Includes former NCO Club
                                                                         acceptable to the Government
            Parcel F                                    5                Up to 50 years, unless the PO
                                                                         proposes a use for this parcel
            Includes former Officers Club
                                                                         acceptable to the Government
            TOTAL                                      954


               1.3.1.3              New Land
                         Not applicable


               1.3.1.4              Construction of Privatized Units and Other Improvements
                           The project requires that a total of 798 family housing units and related infrastructure
                           meeting the Project Development Demographics (Table 4) and in an acceptable
                           condition through replacement, renovation, new construction, modernization or
                           demolition within six years of the closing of the transaction be provided as a rental
                           community primarily to Beale AFB military members and their families. The Project
                           Concept assumed 240 new housing units. New units may consist of any of two-, three-
                           and four-bedroom, single-family units or two-, three-, and four-bedroom multiplex
                           units. The Project Concept assumed the following three levels of renovation: minor
                           renovation, moderate renovation and whole house renovation. Section 1.3.1 describes
                           the assumed parameters of each of these renovation levels. These parameters are
                           desired, but not required by this Solicitation. Improvements required to be renovated
                           or constructed by the PO are identified in Section 3.0.
               1.3.1.5              Project Development Demographics
                           The chart below, arranged by military pay grade, reflects the anticipated demand for
                           housing for the development. Project requirements in Section 3.0 are based on these
                           demographics shown in Table 4 below.

Beale AFB RFP 070122       Page 5
Beale AFB                                                                          Solicitation Number AFCEE-07-0002
                                                                                Beale AFB Housing Privatization Project


                                    Table 4 – Project Development Demographics
                           2 BEDROOM                3 BEDROOM                4 BEDROOM                   TOTALS
                          MODIFIED UNITS               UNITS                    UNITS
O–7 to O–10                                                                                                  1
                                    -                      -                        1
(General Officer)
O–6 (Senior                         -                      -                        8                        8
Officer)
O–5                                 -                     23                        6                       29
O–4                                 -                     11                        2                       13
O–3                              15                        5                        2                       22
O–2                                 5                      1                        1                        7
O–1                                 -                      -                        -                        -
E–9                                 -                      8                        1                        9
E–8                                 -                      6                        2                        8
E–7                                 -                     27                        8                       35
E–6                              52                       23                       99                       174
E–5                              101                      117                      54                       272
E–4                              106                      48                       10                       164
E–3                              43                        9                        1                       53
E–2                                 2                      1                        -                        3
E–1                                 -                      -                        -                        -
TOTAL                           324                       279                      195                      798
            Note: These numbers represent an anticipated demand for housing by 2011 as further detailed in the
            Beale AFB Housing Requirements Market Analysis (HRMA) in Appendix F.
                1.3.1.6             Operation of Housing Pending Designation and Completion of 798 Units
                           The PO will be required to operate and maintain all existing habitable units in
                           accordance with the approved Transition Plan. Rent will be established in accordance
                           with the approved Rental Rate Management Plan. The Transition Plan and Rental Rate
                           Management Plan may be designed by the PO to provide additional flexibility during
                           the initial development period with regard to the tenant mix and rental rates to promote
                           maximum occupancy, as approved by the Government.
                1.3.1.7             Additional Housing Requirements
                           The parties recognize that the Government may have additional requirements for
                           housing at this base. The Government may satisfy these requirements by privatizing
                           through the PO, or by having the PO construct additional privatized housing.
                           Accordingly, the Government may modify its written agreements with the PO to add
                           some or all of the additional housing required at this base, provided the Government
                           and PO are able to negotiate mutually satisfactory terms and conditions. The
                           Government may add these additional requirements, subject to the mutual agreement of
                           the parties, at any time during the 50-year term of the initial agreement (as may be
                           extended by mutual agreement of the parties), but is not required to do so.


Beale AFB RFP 070122       Page 6
Beale AFB                                                                    Solicitation Number AFCEE-07-0002
                                                                          Beale AFB Housing Privatization Project


1.4   PROJECT DOCUMENTS
      The                 AFCEE                   Housing                 Privatization             Website
      (http://www.afcee.brooks.af.mil/dc/dcp/news/policy/genericDocs.asp) contains template legal documents
      that reflect terms and conditions important to the Air Force. Offerors are encouraged to familiarize
      themselves with those templates to gain an understanding of these terms and conditions.

1.5   SMALL BUSINESS
      The Air Force encourages small business concerns to compete for contracting opportunities relating to
      housing privatization projects. The Air Force also encourages Offerors to affirmatively promote small
      business participation on their project teams.

1.6   PROPOSAL SUBMITTALS AND SELECTION OF PROJECT OWNER
      Existing conditions, project requirements and additional information are included in Sections 2.0 and 3.0.
      Although Offerors shall use this information when developing their proposals, not all items specified in
      these Sections are required to be submitted. Specific proposal submittal and evaluation requirements are
      outlined in Sections 4.0 and 5.0. After evaluating all Offerors’ proposals, the Government will determine
      the “most advantageous” proposal and identify the Highest Ranked Offeror (HRO) using the factors and
      subfactors described in Sections 4.0 and 5.0. The Government will then enter into exclusive negotiations
      with the HRO to address all of the requirements established in Sections 2.0, 3.0 and 6.0.




Beale AFB RFP 070122    Page 7
Beale AFB                                                                           Solicitation Number AFCEE-07-0002
                                                                                 Beale AFB Housing Privatization Project


                      SECTION 2.0 EXISTING CONDITIONS
2.1   GENERAL EXISTING CONDITIONS
      This Section describes existing conditions of each site and its associated improvements (facilities and
      infrastructure) thereon to be leased or conveyed to the PO. All existing utility systems including mains
      and laterals are currently owned and operated by the Government. Detailed information regarding
      property conditions may be found in the 2002 Environmental Baseline Survey (EBS) for Housing
      Privatization at Beale AFB and the 2004 and 2007 amendments. Once selected as the PO, the PO shall
      execute the Lessee’s Acknowledgment of Conditions Report found in Exhibit B to the Lease of Property.
      Additional detailed information may be found in the appendices and templates as follows:
                   Appendix B – Existing Inventory
                   Appendix C – General Concept Map
                   Appendix F – Technical References
      The Government has made every effort to ensure the accuracy of the information in this Section.
      However, should a conflict exist between the general information in this Section and the more detailed
      information in the appendices, the information in the appendices shall be used.

2.2   CONDITION ASSESSMENT MATRIX
      Existing housing units may need to be modernized, not just renovated, to create a comfortable and
      appealing living environment comparable to civilian communities or upgraded to meet current life safety
      codes and energy-efficient standards. The Condition Assessment Matrix (CAM) was developed by the
      Air Force to determine the condition of a physical representative sample of every unit type on an
      installation. The CAM score is provided as an indication of the existing condition of representative units
      and is intended to be used as one tool in assessing the work necessary to accomplish Project
      requirements. Over 118 components are surveyed that cover the community, infrastructure, and housing
      units. The components are evaluated for appearance, condition, functionality, expansion capacity, life
      expectancy, energy compliance, and life/safety compliance. A CAM score for each component is
      determined and ranges from 1 to 5, with 5 being excellent.
                    Excellent        4.20 to 5.00 - Exceeds Air Force Standards
                    Good             3.75 to 4.19 - Meets Air Force Standards
                    Fair             2.70 to 3.74 - Below Air Force Standards, needs Minor Maintenance/Repair
                    Poor             2.00 to 2.69 - Below Air Force Standards, needs Moderate Maintenance/Repair
                    Deteriorated     1.00 to 1.99 - Below Air Force Standards, needs Major Maintenance/Repair
      The Government defined an acceptable house as one that meets modern standards (CAM score of 3.75 or
      higher). CAM scores are provided as an indication of the existing condition of representative units and
      are intended to be used as one tool in assessing the work necessary to accomplish Project requirements.
      An independent assessment of the condition of existing housing shall be required as necessary to
      determine the work that must be accomplished to satisfy the requirements of this Solicitation. The
      Government makes no representations or warranty, either express or implied, concerning the
      completeness or accuracy of the CAM score and any particular condition of the houses to be conveyed.
      The CAM score is provided solely for informational purposes. Best judgment and business practices
      shall be employed concerning any use of the CAM score. Independent condition assessments are
      encouraged. The latest Housing Community Profile (HCP) for Beale AFB providing detailed
      information related to the Base’s CAM scores can be found in Appendix F. The CAM scores are
      summarized in this Section 2.2.1 below.


Beale AFB RFP 070122         Page 8
Beale AFB                                                                    Solicitation Number AFCEE-07-0002
                                                                          Beale AFB Housing Privatization Project


            2.2.1         Condition Assessment Matrix Scores
                 The table below provides a list of the base neighborhoods, the number of existing units to be
                 conveyed to the Project Owner (PO), their relative ages, and CAM Scores as assessed by the Air
                 Force’s Housing Community Profile process.

                                      Table 5 – Summary of CAM Scores
                                      Number
     Existing Housing Area and                        Year       Prior MILCON        CAM          Date of CAM
                                        of
             Unit Types                            Constructed    Improvement        Score        Score (M/Y)
                                       Units
   Parcel A: Lakeview                 Total: 15
              L                          12           1958                            2.84            11/06
              M                           1           1958                            2.72            11/06
              NA                          1           1958                            2.83            11/06
              NB                          1           1958                            2.91            11/06
   Parcel B: Mountain View            Total: 131
             A-1                         12           1998                            2.76            11/06
             A-2                         18           1998                            2.70            11/06
             B-1                          3           1998                            2.72            11/06
             B-3                         12           1998                            2.72            11/06
             B-4                         10*          1998                            2.82            11/06
             D-1                          7           1998                            2.73            11/06
             D-2                          3           1998                            2.73            11/06
             HC-C                         2           1998                            2.80            11/06
             HC-E                         2           1998                            2.75            11/06
             AA                          31           1998                            2.79            11/06
             BB                          21           1998                            2.75            11/06
             CC                           3           1998                            2.73            11/06
             DD                           7           1998                            2.73            11/06
   *Includes fire damaged unit


   Parcel B: Beale East
                                      Total: 443
             C                           80          1958-60                          1.75            11/06
             E                           118         1958-60                          2.28            11/06
             F                           30          1958-60                          2.68            11/06
             A                           125         1958-60                          2.55            11/06
             D                           14          1958-60                          2.05            11/06
             G                           20          1958-60                          2.08            11/06
             B                           56          1958-60                          2.05            11/06




Beale AFB RFP 070122      Page 9
Beale AFB                                                                         Solicitation Number AFCEE-07-0002
                                                                               Beale AFB Housing Privatization Project


      Parcel C Beale West              Total: 379
              H                          193           1960                                2.81            11/06
              V                           7            1960                                2.37            11/06
              K                           36           1960                                2.25            11/06
              I                           46           1960                                2.25            11/06
              J                           47           1960                                2.72            11/06
              J                           50           1960             1997               3.00            11/06




      Parcel C: Brookview              Total: 48
              J2A                         39           2002                                4.13            11/06
              J2B                         6            2002                                3.63            11/06
              J2H                         3            2002                                3.96            11/06
      Parcel D: Gold Country          Total: 186
              W                          132           1975                                1.72            11/06
              X                           54           1975                                2.10            11/06
      Total                             1,202



2.3     HOUSING AREAS


       Descriptions of the existing housing areas appear below. For a more detailed discussion of the condition
       of the housing units, please refer to the 2006 Beale AFB HCP and to Appendix B.
           2.3.1    Lakeview
                    Lakeview is located in Parcel A, west of Camp Beale Highway on the northern edge of the
                    housing area in Yuba County, as generally shown at General Concept Map (Appendix C). At
                    the closing of the transaction, selected improvements identified below will be conveyed, and
                    the land will be leased to the PO for a period of up to 50 years unless the PO proposes a
                    shorter lease term for all or a portion of Lakeview that is acceptable to the Government.
                    Lakeview is fully developed with 15 four-bedroom, single family housing units built in 1958.
                    All units have double carports. Unit structures are wood and block frames on raised
                    foundations with shingle roofs. Exterior finishes are a combination of wood, cement asbestos
                    board and stucco. Six of the roofs have been replaced within the last 15 years (addresses 1, 3,
                    6, 9, 11 and 15 Lakeview). The roofs of the remaining nine units are in reasonably good
                    condition. Seven of the kitchens were remodeled to some degree approximately seven years
                    ago. The ducts were removed from underneath two units and new ducts installed overhead (9
                    & 11 Lakeview). The heating ventilation and air conditioning (HVAC) units were replaced at
                    9 Lakeview. At 11 Lakeview the HVAC units were not replaced, but rather the units were
                    turned over so the air flow goes in the correct direction. Ten of the fifteen housing units have
                    wooden decks.
           2.3.2    Mountain View
                    Mountain View is located in Parcel B, east of Camp Beale Highway on the northern edge of
                    the housing area in Yuba County, as generally shown at General Concept Map (Appendix C).

Beale AFB RFP 070122        Page 10
Beale AFB                                                                     Solicitation Number AFCEE-07-0002
                                                                           Beale AFB Housing Privatization Project


                At the closing of the transaction, selected improvements identified below will be conveyed,
                and the land will be leased to the PO for a period of up to 50 years unless the PO proposes a
                shorter lease term for all or a portion of Mountain View that is acceptable to the Government.
                Mountain View is fully developed with 131 single family housing units built in 1998. One
                unit was fire damaged in 2006 and is currently inactive. All units have single car garages.
                Unit structures are wood frames on concrete slabs with tile roofs and double pane windows.
                Exterior finishes are stucco. One of the units is carpeted, and the remaining units have tile
                floors. Seven of the units are built to the Americans with Disabilities Act (ADA)/Uniform
                Accessibility Standards (UFAS), and have automatic garage door openers.
                Maintenance crews and Government inspectors have made the following observations:
                                Moisture is percolating up through the floor and causing mineral deposits and
                                 tile damage in some of the units
                                In some units, the Exterior Insulation and Finish System is damaged and water
                                 is penetrating the exterior shell, entering the units and causing water and mold
                                 damage
                                Water is also entering the units through the window systems
                                The soap dish in the bathrooms was installed improperly and water enters
                                 behind the tiled walls, causing damage and mold
                                A design flaw in the mechanical room is causing moisture to be trapped in this
                                 room, causing mold growth


        2.3.3   Beale East
                Beale East is located in Parcel B, east of Camp Beale Highway on the southern end of the
                housing area in Yuba County, as generally shown at General Concept Map (Appendix C). At
                the closing of the transaction, selected improvements identified below will be conveyed, and
                the land will be leased to the PO for a period of up to 50 years unless the PO proposes a
                shorter lease term for all or a portion of Beale East that is acceptable to the Government.
                Beale East is fully developed with 443 units (228 duplex units, 55 single-family split-level
                units and 160 single-family ranch units) and was built in 1958-60. All units have single
                carports. Unit structures are wood frame on concrete perimeter foundations with shingle
                roofs. Exterior finishes are wood, cement asbestos board and stucco. No roofs have been
                replaced in the last 15 years. The kitchens in the duplex units (228 units) have been replaced
                within the last 15 years, and 80 of the bathrooms in these units have been renovated within
                the past 15 years. Energy-efficient doors and windows were installed in the duplex units (228
                units) within the last 15 years. 40 percent of the HVAC units have been replaced within the
                last 15 years, and currently there is a project underway to remove the ductwork located under
                approximately 60 units, and provide new ductwork in the attic. In addition, the HVAC units
                are being turned around to provide for different airflow direction.


        2.3.4   Beale West
                Beale West is located in Parcel C, west of Camp Beale Highway and north of Gavin Mandery
                Drive in Yuba County, as generally shown at General Concept Map (Appendix C). At the
                closing of the transaction, selected improvements identified below will be conveyed, and the
                land will be leased to the PO for a period of up to 50 years unless the PO proposes a shorter
                lease term for all or a portion of Beale West that is acceptable to the Government.

Beale AFB RFP 070122   Page 11
Beale AFB                                                                  Solicitation Number AFCEE-07-0002
                                                                        Beale AFB Housing Privatization Project


                Beale West is fully developed with 379 units (143 single-family split level units and 236
                single-family ranch units) and was built in 1960. All of the 379 units have single car garages
                or carports. Unit structures are wood frame on concrete perimeter foundations with shingle
                roofs. Exterior finishes are wood, cement asbestos board and stucco. Twenty-five (25) of the
                roofs were replaced with 50-year steel shakes in 2001. Fifty-seven (57) of the kitchens have
                been remodeled within the last 10 years and 50 units have had all bathrooms renovated within
                the past seven years. Over 30 percent of the HVAC units have been replaced within the last
                15 years, and currently there is a project underway to remove the ductwork located under
                approximately 60 units, and provide new ductwork in the attic. In addition, the HVAC units
                are being turned around to provide for different airflow direction.


        2.3.5   Brookview
                Brookview is located in Parcel C, north of Gavin Mandery Drive and west of the Beale West
                housing neighborhood in Yuba County, as generally shown at General Concept Map
                (Appendix C). At the closing of the transaction, selected improvements identified below will
                be conveyed, and the land will be leased to the PO for a period of up to 50 years unless the
                PO proposes a shorter lease term for all or a portion of Brookview that is acceptable to the
                Government.
                Brookview is fully developed with 48 duplex units built in 2002. All 48 of the units have
                single car garages. All units are carpeted in the bedrooms and living rooms, and have tile-
                floor bathrooms, kitchens and laundry rooms. Unit structures are wood frame on concrete
                slabs with concrete tiles roofs. Exterior finishes are wood and stucco. Three of the units are
                built to ADA/UFAS standards and have automatic garage doors and openers.
                Maintenance crews and Government inspectors have made the following observations:
                            There is an occurrence of mold in approximately four of the units. The mold in
                             the mechanical rooms appears to be a result of the residents setting thermostats
                             too low and causing the air handler to ice up. If the thermostat is below 70
                             degrees in the summer for extended periods the coils on the heat pump system
                             ice up. When the coil defrost, moisture results.
                            The mold on the interior utility room and small bathroom walls is a result of
                             moisture coming through from the other side of the wall (the mechanical room)
                             where the air handler is located. The water heater in the mechanical room has a
                             drain pan with a hole in the side of it and the overflow pipe runs through the
                             water heater through the hole in the drain pan and stops short of the metal
                             mechanical room door. While the actual cause of the mold problem is not
                             known, speculation is that when the water heater overflows, the water stays
                             inside the mechanical room.
                            There has been some mold on walls behind toilets and on the floors in the
                             upstairs and downstairs bathrooms caused by the toilet wax rings having been
                             set incorrectly during construction of the units.


        2.3.6   Gold Country
                Gold Country is located in Parcel D, south of Gavin Mandery Drive and west of Camp Beale
                Highway in Yuba County, as generally shown at General Concept Map (Appendix C). At the
                closing of the transaction, selected improvements identified below will be conveyed, and the
                land will be leased to the PO for a period of up to six years unless the PO proposes a shorter
                lease term for all or a portion of Gold Country that is acceptable to the Government.
Beale AFB RFP 070122   Page 12
Beale AFB                                                                       Solicitation Number AFCEE-07-0002
                                                                             Beale AFB Housing Privatization Project


                   Gold Country is fully developed with 186 duplex housing units built in 1975. These units
                   have single carports. Unit structures are wood frames on concrete slabs with 50-year steel
                   shake roofs. Exterior finishes are a combination of steel siding and stucco. All of the roofs
                   have been replaced in the last 10 years. All of the kitchens and all of the bathrooms have been
                   remodeled in the last 15 years. All interior doors, windows and closets have been remodeled
                   within the last 15 years. Over 75 percent of the HVAC systems have been replaced within the
                   last 15 years.
                   Maintenance crews and Government inspectors have made the following observations:
                                  Water is entering the units through the roof structures, causing extensive roof
                                   damage, and structural and moisture damage inside the units
                                  When double pane windows were installed, the moisture barriers around the
                                   existing window systems were cut out, thus causing water to enter around the
                                   windows. In addition, the moisture barriers within the wall systems are
                                   deteriorating
                                  Due to poor drainage around and under the units, moisture is entering around
                                   the base boards of the units, resulting in moisture and mold damage
                                  Tree root systems have caused damage to sewer lines, sidewalks and driveways
                                  There is a high occurrence of pest complaints within this neighborhood to
                                   include concern about rodents and snakes
                                  The close proximity of a creek to this neighborhood adds to drainage
                                   challenges
            2.3.7 Parcel B Annex
                  Parcel B Annex is located west of Parcel B, as shown at the General Concept Map (Appendix
                  C). Parcel B Annex consists of the Maintenance Building and the Vassar Lake Substation
                  and the pavement areas associated with these facilities, all of which will be conveyed at the
                  closing of the transaction.


            2.3.8 Parcel E
                   Parcel E is located north of the Beale East housing area, as shown at General Concept Map
                   (Appendix C). Parcel E consists of the former NCO Club (Facility Number 5800) and
                   associated parking lot and pavements and is currently not used. An in-ground pool was on
                   this property and it has been filled in. If the PO proposes a use for Parcel E acceptable to the
                   Government, it will be leased to the PO for a period of up to 50 years and the NCO Club
                   (Facility number 5800) and associated parking lot and pavements will be conveyed to the PO
                   at the closing of the transaction. Otherwise, this parcel and the NCO Club and associated
                   parking lot and pavements will be excluded from the project.


       2.3.9     Parcel F
               Parcel F is located north of the Beale West housing area, as shown at General Concept Map
               (Appendix C). Parcel D consists of the former Officer’s Club (Facility number 2340), currently
               not in use, and the bathhouse and swimming pool facilities (Facility numbers 2322 and 2323),
               currently in use and associated parking lots and pavements, pedestrian trail with bridge and
               electrical systems. There is a mini substation (transformer) located on this parcel. If this parcel is
               leased, work to bring this substation back on line to provide power to the former Officer’s Club
               will be required. If the PO proposes a use for Parcel F acceptable to the Government, it will be

Beale AFB RFP 070122     Page 13
Beale AFB                                                                     Solicitation Number AFCEE-07-0002
                                                                           Beale AFB Housing Privatization Project


            leased to the PO for a period of up to 50 years and the Officer’s Club, Pool, Bath House (Facility
            numbers 2340, 2323 and 2322 respectively), and an asphalt pedestrian trail with bridge, the mini
            substation and associated electrical systems (above and below ground), parking lots and
            pavements will be conveyed to the PO at the closing of the transaction. Otherwise, this parcel and
            the Officer’s Club, Pool, Bath House (Facility numbers 2340, 2323 and 2322 respectively), an
            asphalt pedestrian trail with bridge, the mini substation and associated electrical systems (above
            and below ground), parking lots and pavements will be excluded from the project.
     Refer to Tables 2 and 3 in Section 1.0 for summaries of the conveyed existing housing by area and leased
     land areas.
        2.3.10 Jurisdiction
            The legal jurisdiction of all parcels in this Solicitation is exclusive Federal jurisdiction. The
            Government reserves the right to change the jurisdiction of the leased parcels at any time. Such
            change will not be the basis for a claim by the PO for property taxes or other costs.
            2.3.10.1 Security
            Beale AFB is a closed installation. Access to the Base is generally limited to military members,
            their dependents and Beale AFB civilian Government employees. The Government reserves the
            right to establish criteria for entry of personnel, vehicles, and equipment onto Beale AFB to
            include the processing and issuance of entry credentials and vehicle passes for contractors,
            subcontractors, commercial deliveries, residents and guests. Requests for large groups or special
            activities must be submitted through 9th Security Forces Squadron (SFS) Pass and Registration
            and approved by wing leadership. Access to the Base may be further restricted as deemed
            necessary by the 9th Reconnaissance Wing Commander (9 RW/CC), or his or her designee.
            Delays resulting from restricted access to Beale AFB will not be the basis for a claim by the PO
            when 9 RW/CC, or his or her designee, deems that such changes are necessary to protect the
            security of Beale AFB.
              2.3.10.1.1      Rules of Base Entry: Firearms, Ammunition and Explosives
                       The Government reserves the right to apply and enforce restrictions regarding the
                       ownership, storage and use of privately owned (any military non-issued) firearms,
                       ammunition and explosives (including explosive powders, ignitors, etc.) on Beale AFB.
                       All firearms owners will be required to register firearms with 9th SFS.
              2.3.10.1.2      Driving Privileges
                       All personnel entering the installation in private vehicles must comply with local, state
                       and federal laws and consent to vehicle search and/or breath sample for alcohol content
                       upon request. These personnel must also comply with established boundaries for non-
                       military affiliated traffic. The Government reserves the right to revoke driving privileges
                       and/or base access based upon tenant driving record and compliance with state law, and
                       Air Force Instructions (AFI)
              2.3.10.1.3      Abandoned Vehicles
                       The Government reserves the right to impound abandoned vehicles within confines of the
                       installation. Towing will be at owner’s expense.
              2.3.10.1.4      Pet Control
                       Resident pets must be controlled at all times in accordance with Air Force housing
                       instructions. Animals involved in biting/aggressive incidents will be subject to
                       quarantine. Pet owners must ensure that pets are properly vaccinated and registered with
                       the Beale AFB Veterinarian. The Government reserves the right to house stray animals
                       and euthanize those not claimed by owners or adopted within 72 hours.

Beale AFB RFP 070122     Page 14
Beale AFB                                                                     Solicitation Number AFCEE-07-0002
                                                                           Beale AFB Housing Privatization Project


                2.3.10.1.5   Solicitation
                       Solicitation of products and/or services is prohibited on Beale AFB unless approved by
                       the wing commander or designated representative.
                2.3.10.1.6   Juveniles
                       Juveniles must comply with all installation policies on youth behavior. Violators are
                       subject to the Beale AFB Juvenile Diversion program or may be prosecuted in the United
                       States Magistrate’s Court. Failure to comply could result in revocation of occupancy
                       privileges.


            2.3.11   Housing Units
              The site is fully developed with the existing units characterized in Tables 6 and 7 below. The
              tables describe the housing on the site, including number of units, type of units (single family,
              duplex, or multiplex), numbers of adequate units, numbers of garages or carports, construction
              materials, date of last major renovations, and whether or not any units are designated as Historic,
              Historic Eligible, or a part of a Historic District. Additional details are provided in Appendix B.




Beale AFB RFP 070122    Page 15
Beale AFB                                                                             Solicitation Number AFCEE-07-0002
                                                                                   Beale AFB Housing Privatization Project


                                       Table 6 - Housing Unit Count by Parcel

                                UNIT TYPE          NUMBER OF           NUMBER OF
                                                                                              GARAGES /
              PARCEL                                 UNITS             ADEQUATE
                                                                                             CARPORTS*
                                                                         UNITS
                              Single Family              15                   0                     0/15
                   A
                              Duplex                      0                   0                      0/0
               Lakeview
                              Multiplex                   0                   0                      0/0
                              Single Family              131                  0                     131/0
                   B
                              Duplex                      0                   0                      0/0
               Mountain
                View          Multiplex                   0                   0                      0/0
                   B          Single Family              215                  0                     0/215
              Beale East      Duplex                     228                  0                     0/228
                              Multiplex                   0                   0                      0/0
                              Single Family              379                  0                    50/329
                   C
                              Duplex                      0                   o                      0/0
              Beale West
                              Multiplex                   0                   0                      0/0
                   C          Single Family               0                   0                      0/0
              Brookview       Duplex                     48                   42                    48/0
                              Multiplex                   0                   0                      0/0
                   D          Single Family               0                   0                      0/0
             Gold Country     Duplex                     186                  0                     0/186
                              Multiplex                   0                   0                      0/0
            TOTAL                                       1,202                 42                   229/973

            * All garages and carports are attached.

                                     Table 7 - Housing Unit Description by Parcel

                                                                          LAST MAJOR
             PARCEL            UNIT TYPE           MATERIALS                                         HISTORIC
                                                                          RENOVATION
                                                                       Six of the shingle roofs            None
                                                                       have been replaced
                                                                       within the last 15 years.
                                                 Unit structures are   Seven kitchens,
                                                 a combination         including laundry
                 A           Single Family       wood and brick        rooms have been
                                                 frame on raised       remodeled within the
             Lakeview
                                                 foundations with      last seven years. HVAC
                                                 shingle roofs.        systems in one of the
                                                                       units have been
                                                                       replaced in the last
                                                                       eight years.




Beale AFB RFP 070122       Page 16
Beale AFB                                                                         Solicitation Number AFCEE-07-0002
                                                                               Beale AFB Housing Privatization Project


                                              Unit structures are            None                None
                 B
                                              wood frame on
             Mountain        Single Family    concrete slabs
              View                            with tile roofs.
                                              Unit structures are   40 percent of the            None
                                              wood frame on         HCAC systems have
                              Single Family   concrete perimeter    been replaced within
                                              foundations with      the last 15 years.
                                              shingle roofs.

                                                                    Kitchens have been           None
                 B
                                                                    replaced within the last
             Beale East                                             15 years. 80 bathrooms
                                              Unit structures are   have been renovated
                                              wood frame on         within the last 15 years.
                                              concrete perimeter    Energy efficient doors
                                 Duplex       foundations with      and windows have been
                                              shingle roofs.        installed within the last
                                                                    15 years. 40 percent of
                                                                    the HVAC systems
                                                                    have been replaced
                                                                    within the last 15 years.
                                                                    25 of the roofs were         None
                                                                    replaced with 50-year
                                                                    steel shake roofs in
                                                                    2001. 57 of the kitchens
                                              Unit structures are   have been remodeled
                                              wood frame on         within the last 10 years.
                 C
                                              concrete perimeter    50 units have had all
            Beale West                        foundations with      bathrooms remodeled
                              Single Family   shingle roofs.        within the last seven
                                                                    years. Over 30 percent
                                                                    of the HVAC systems
                                                                    have been replaced
                                                                    within the last 15 years.
                 C               Duplex       Unit structures are            None                None
                                              wood frames on
             Brookview                        concrete slabs
                                              with concrete tile
                                              roofs.

                                                                    All roofs have been          None
                                                                    replaced within the last
                                                                    10 years. All kitchens
                                                                    and bathrooms have
                                              Unit structures are   been remodeled within
                 D
                                              wood frames on        the past 15 years. All
            Gold Country         Duplex       concrete slabs        interior doors, windows
                                              with 50-year shake    and closets have been
                                              roofs.                remodeled within the
                                                                    last 15 years. Over 75
                                                                    percent of the HVAC
                                                                    systems have been
                                                                    replaced within the last
                                                                    15 years.

Beale AFB RFP 070122       Page 17
Beale AFB                                                                       Solicitation Number AFCEE-07-0002
                                                                             Beale AFB Housing Privatization Project




            2.3.12        Environmental
               An Environmental Baseline Survey (EBS) was completed by Parsons, Inc. in 2002 with
               Amendments added in 2004 and 2007. Contaminated sites located around the leased properties
               have been identified. However, these sites have been addressed and remedial actions are either
               underway or will be implemented, and have been selected such that they will be protective of the
               human health and environment. This includes long term monitoring of sites, continuous
               groundwater sampling and removal of contaminated soil. In accordance with established Air
               Force regulations, the contamination discovered is not severe enough to prevent the planned real
               estate transaction. See Environmental Baseline Survey (Appendix F) for details.
            2.3.13        Infrastructure
               The following is a general description of the site improvements, including, but not limited to,
               utility systems.
               2.3.13.1         Electrical
                          Currently, electrical transmission services are provided by Pacific Gas and Electric
                          (PG&E) through the Grass Valley Substation (Facility Number 5850, not included in
                          the Beale AFB housing area) that feeds the Vassar Lake Substation (Facility Number
                          5100) through a 69 kilowatt (kW) transmission line. All facilities within the Beale AFB
                          housing area receive electricity from either the Grass Valley Substation or Vassar Lake
                          Substation.
                          The Vassar Lake Substation and all connections to this substation will be conveyed to
                          the PO. A new transformer is scheduled to be installed in the summer of 2007 and also
                          will be conveyed.
                          The system is predominantly above ground, installed in the 1950’s, 1960’s, and 1970’s,
                          and is in generally fair condition. The primary distribution system in Mountain View is
                          overhead, and the service drops are underground. The system was installed in 1994,
                          and is in good condition. The entire system in Brookview is underground and was
                          installed in 2001 and 2002 and is in excellent condition.
                          As part of the 2002 Energy Management Control System Program, electric load-
                          monitoring equipment was installed on the water heaters and heat pumps of each family
                          housing unit. The equipment is used to help the base manage its electrical load and
                          shed load as needed to minimize peak usage. This equipment within the family housing
                          areas will be conveyed to the PO.
               2.3.13.2         Natural Gas
                          There is no natural gas system serving family housing at Beale AFB, although there is a
                          PG&E transmission main located approximately one mile to the south of the Vassar
                          Lake Gate.
               2.3.13.3         Water
                          Beale AFB provides all water treatment services to all facilities within the Beale AFB
                          family housing area and is responsible for all water permits. Most of this distribution
                          system was installed in the 1950’s and 1960’s. The mains are generally comprised of
                          asbestos concrete (AC) pipe (transite) in fair condition. The laterals are either copper or
                          transite, each with a saddle and curb stop. The new system in Brookview consists of
                          polyvinyl chloride (PVC) pipe, which was installed in 2001 and 2002.
                          The entire water system within the Beale AFB family housing area will be conveyed to
                          the PO, from the downstream side of two above-ground storage tanks (Facility numbers
Beale AFB RFP 070122      Page 18
Beale AFB                                                                  Solicitation Number AFCEE-07-0002
                                                                        Beale AFB Housing Privatization Project


                       4800 and 4802), total capacity 1.5 million gallons, on the southeast side of Parcel B.
                       These tanks will not be conveyed. Actual points of demarcation are shown on the
                       utility maps.
            2.3.13.4         Sewer
                       Beale AFB provides all sewage treatment services to all facilities within the Beale AFB
                       family housing area and is responsible for all sewage system permits. The sanitary
                       sewer system is comprised generally of AC pipe and is in fair condition. It was
                       installed predominantly in the 1950’s and 1960’s. The PVC system in Brookview is
                       new and was installed in 2001 and 2002. The lift station at the Army Air Force
                       Exchange System Shoppette will not be conveyed. There are no other lift stations
                       within the Beale AFB family housing area. Beale AFB has conducted an intrusion and
                       infiltration study (entitled Sanitary Sewer System and Wastewater Treatment Plan
                       Repairs and Upgrades, 2002) for the sewage system within the Beale AFB family
                       housing area. This study provides detailed information on the condition of the Base
                       sewage treatment system.
                       The entire sewer system within the Beale AFB family housing area will be conveyed to
                       the PO.
            2.3.13.5         Storm Drainage
                       The entire storm drainage system within the Beale AFB family housing areas will be
                       conveyed to the PO with the exception of the drainage system along Camp Beale
                       Highway and Gavin Mandery Drive. The system is predominantly surface drainage
                       with some concrete pipe and culverts.
            2.3.13.6         Telephone
                       The fiber optic cable system located within the Beale AFB family housing areas is
                       owned by AT & T and will not be conveyed. All facilities within the Beale AFB family
                       housing areas are fed from the SBC Sterling Switch Facility (Facility Number 4204).
                       The lines in Gold Country, Brookview and between the Sterling switch and Gold
                       Country are underground. All other commercial cable is aerial and on Government-
                       owned poles that will be conveyed.
            2.3.13.7         Computer Network Lines
                       The only computer network lines to housing units are to the 15 units on Lakeview
                       Drive. These lines will not be conveyed.
            2.3.13.8         TV Programming
                       TV programming services are provided to Beale AFB military family housing residents
                       by several private companies. No single TV programming service provider has an
                       exclusive agreement for this service. Cable TV system cabling is owned by COMCAST
                       Cable of Northern California, Inc., and will not be conveyed.
            2.3.13.9         Government Telephone Cable
                       The Government telephone communications system serves the Youth Center (Facility
                       Number 3340), the Child Development Center (CDC) (Facility numbers 3306 and
                       3308), the Foothills Chapel (Facility Number 3268), the former NCO Club (Facility
                       Number 5800), the former Officers Club (Facility Number 2340), the former Officers
                       Club pool house (Facility number 2322), the Family Support Center (Facility Number
                       5114), Visiting Officers Quarters (Facility numbers 2354 – 2362), the ball field sports
                       shack (Facility number 3344), the AAFES Shoppette/Shack (Facility numbers 3300 and
                       3304), the Vassar Lake Security Forces Gate Shack (Facility number 3296), the Grass

Beale AFB RFP 070122   Page 19
Beale AFB                                                                       Solicitation Number AFCEE-07-0002
                                                                             Beale AFB Housing Privatization Project


                           Valley Security Forces Gate Shack (Facility number 5775), and the water storage tanks
                           (Facility numbers 4800 and 4802), the Fire Station (Facility number 3302), the current
                           housing maintenance quarters (Facility number 3294), and each housing unit in the
                           Lakeview neighborhood senior officer quarters (SOQ). All Government
                           communication cable is located underground. This telephone communication system
                           will not be conveyed. The distribution lines run along Camp Beale Highway and Gavin
                           Mandery Drive.
               2.3.13.10         Pavements
                           All pavements, including streets, driveways and sidewalks within the Beale AFB
                           family housing areas, except for Gavin Mandery Drive, Camp Beale Highway and
                           Warren Shingle, shall be conveyed. In addition, if the PO proposes a use of Parcels E
                           and/or F that is acceptable to the Government, the pavements in these parcels will be
                           conveyed. Most of the housing units need concrete repair on the driveways, sidewalks
                           and/or patios (see Appendix B, Existing Inventory, for more details – information
                           current as of October, 2006, and subject to change). The condition of the existing
                           pavements is fair to good in all areas except Mountain View and Brookview, which are
                           in excellent condition.
               2.3.13.11         Permanent Exclusions
                           The following facilities and land are located in and around the family housing areas
                           and are excluded from the project.
                              Youth Center (Facility number 3340); CDC Facilities, including the tot lot (Facility
                               numbers 3306 and 3308); Fire Station; two associated soccer fields; two associated
                               Little League baseball fields and one support facility (Facility number 3344)
                              Foothills Chapel and associated parking lot
                              Gavin Mandery Drive and Camp Beale Highway
                              Temporary Lodging Facilities and Family Support Facility
                              The Far West Elementary School (Grades Kindergarten through Third Grade) and
                               the Lone Tree Elementary School (Grades Four and Five).
                              The Beale AFB perimeter fence
                              Giant Voice: The Government owns a public address loudspeaker system, called
                               the “Giant Voice” to provide emergency information on base. This system has
                               speakers located in two spots: one near the Vassar Lake Substation and the second
                               at the corner of Camp Beale Highway and Warren Shingle. The electrical wires are
                               located overhead and the communication cable is located underground. This system
                               will not be conveyed.
            2.3.14     Other Improvements To Be Conveyed
                              Playgrounds and/or Tot Lots:
                                     o   1 at Brookview
                                     o   1 at Miller Way between East Garryanna and Lark
                                     o   1 at the corner of Tammera and Tyburn
                                     o   1 at the corner of Merrinack and Texana
                                     o   1 north of the corner of Echo Way and Dove Drive
                              Candy Cane Park

Beale AFB RFP 070122       Page 20
Beale AFB                                                                      Solicitation Number AFCEE-07-0002
                                                                            Beale AFB Housing Privatization Project


                           Six (6) Unaccompanied Officer Quarters (Facility number 3120) to be demolished
                            in accordance with Section 3.0 of this RFP
                           Housing Maintenance Facility (Facility number 3294), located in Parcel B Annex,
                            to be demolished in accordance with Section 3.0 of this RFP
                           Three Bus Stop Shelters
                                  o   West Garyanna and Dumosa – NW corner
                                  o   Troutman Drive and Troutman Court – SE corner
                                  o   Delta Drive between Gold and Bonanza on west side
                                  o   To date there are 11 bus stops (without bus shelters) identified, recognized
                                      and used by the Wheatland School District.
                                             Harpole & Altomonte
                                             Delta & Lode
                                             West Garryanna & Tern
                                             West Garryanna & Laurel
                                             West Garryanna & Ridge
                                             West Garryanna & Latana
                                             West Garryanna & Tanbark
                                             East Garryanna & Kenwood
                                             East Garryanna & Allegheny
                                             East Garyanna & Miller
                                             Echo & Grand


            2.3.15      Other Real Estate Interests
                           PG&E will retain a high voltage easement that transverses the areas
                           COMCAST and DISHNET TV will retain licenses to provide cable and satellite
                            TV service to the areas
                           Beale AFB will retain easements in accordance with the Lease of Property
                           AT & T will retain residential services

2.4   REFUSE AND RECYCLING
      Refuse collection and recycling services are currently performed by Yuba Sutter Disposal, Inc. pursuant
      to a contract that will expire when the transaction closes.

2.5   SNOW AND ICE REMOVAL
      Not applicable.

2.6   GROUNDS MAINTENANCE
      Ground maintenance services are currently performed by the Sacramento Weed Company pursuant to a
      contract that will expire when the transaction closes.



Beale AFB RFP 070122    Page 21
Beale AFB                                                                 Solicitation Number AFCEE-07-0002
                                                                       Beale AFB Housing Privatization Project


2.7   HOUSING MAINTENNCE
      Housing maintenance is performed by Chugach, Inc. for the Government, pursuant to a contract that will
      expire when the transaction closes.




Beale AFB RFP 070122   Page 22
Beale AFB                                                                        Solicitation Number AFCEE-07-0002
                                                                              Beale AFB Housing Privatization Project


               SECTION 3.0 PROJECT REQUIREMENTS
3.1   SUMMARY
      Section 3.0 identifies the anticipated project financial arrangements and describes the Government’s
      project requirements, desired features, and required plans.

3.2   FINANCIAL PLAN AND STRUCTURE
            3.2.1        Financing
               Private sector financing in the form of debt and equity contributions necessary to support the
               project requirements shall be required. The Government requires that financing be in place for a
               simultaneous financing and transaction closing. Government participation in the financial
               agreements may include a Government Direct Loan (GDL). Equity contribution and private
               sector financing proceeds shall be funded prior to drawing down the GDL.
               The PO will be required to execute an agreement outlining the sharing of any proceeds in the
               event of a sale. This agreement shall provide that in the event the PO sells or refinances the
               project, the PO shall pay the Government a minimum of 50% of the net proceeds (gross proceeds
               minus costs of refinancing, paying off of the existing loan(s) and costs of out-year
               upgrade/modernization).
               3.2.1.1         Private Sector Financing
                         The Government requires that proposed project financing be competed among at least
                         three (3) of the approved financing firms listed in Appendix O to ensure the financing
                         firm that provides financing most beneficial to the overall proposal is selected. An
                         evaluation summary describing the basis of the selection along with a completed
                         Quantitative Financing Evaluation Chart (Appendix P) calculating an All-in Cost of
                         Financing for each proposal shall be required. The Quantitative Financing Evaluation
                         Chart shall identify the selected firm in the leftmost column. The evaluation summary
                         and the Quantitative Financing Evaluation Chart together shall communicate the
                         rationale for choosing the selected proposal.
               3.2.1.2         PO’s Equity and Net Cash Contribution
                         The PO shall make an equity contribution in the amount of no less than 5% of Total
                         Development Costs (as such term is defined in Appendix K). This equity contribution
                         must be delivered at Transaction closing and shall be either cash or an irrevocable letter
                         of credit or a combination thereof. If a letter of credit is used, its terms are subject to
                         the prior written approval of the Government. Expenses associated with the issuance
                         of a letter of credit shall be the responsibility of the investors in the PO and shall not be
                         paid by the Project. The letter of credit must be fully drawn or an amount equal to the
                         outstanding balance of any letter of credit must be delivered to the Lockbox Agent
                         before the initial draw on the GDL.
               3.2.1.3         Forward Commitment
                         For transactions involving a GDL, the Government shall enter into a forward
                         commitment with the PO, which sets forth the specific terms and conditions under
                         which the Government has agreed to provide the GDL, if applicable. The forward
                         commitment may be assigned or pledged by the PO to the Senior Lender.
               3.2.1.4         Government Direct Loan (GDL)
                         The Government may provide a GDL to the PO in support of this project. Any
                         proposed use of a GDL shall be justified.

Beale AFB RFP 070122     Page 23
Beale AFB                                                                  Solicitation Number AFCEE-07-0002
                                                                        Beale AFB Housing Privatization Project


                       Together with such other terms and conditions as may be desirable or necessary to
                       protect the interests of the Government, the material terms of the GDL include:
                          The Borrower must be the same entity as the HRO.
                          The GDL will be a permanent loan and shall not fund construction. The proceeds
                           of the GDL will only be disbursed following: (a) the issuance of a “Certificate of
                           Compliance” or “Certificate of Development Completion”; (b) the contribution by
                           the PO of its equity contribution in the amount set forth in the selected proposal;
                           and (c) the closing by the PO on its private sector permanent financing. In the
                           event of phased construction, the GDL may also be taken out in phases. The PO
                           must comply with these disbursement conditions for each major construction phase
                           of the project as well as those applicable conditions in the Lease of Property,
                           including, but not limited to Condition 17.
                          The maximum amount of the GDL for this project is $53.8M. The GDL shall have
                           a 40-year term at an initial interest rate of 3.37% for years one through 15 of the
                           loan. The second tier will be at a rate of 5.37% for years 16 through 40 of the
                           loan. A deferral of principal payments for a period of up to five years is included
                           as part of the loan terms. Equal payments, including interest and repayment of
                           principal, that fully amortize the GDL at maturity are required. A proposal that
                           includes a GDL and/or a deferral period less than the allowable maximum amount
                           may be evaluated more favorably.
                          The initial principal amount of the GDL shall not be greater than any original
                           private sector financing principal.
                          The GDL may be prepaid in whole, or in part, at any time without prepayment
                           penalty or premium.
                          The GDL shall be secured by a lien on the PO’s interest in the project and a
                           recorded security interest in the project’s cash flow, leases and rents, accounts,
                           contracts and agreements, and permits of every description subordinate only to the
                           lien of any original Senior Loan financing.
                          Loan documents and applications for the GDL shall be provided to the HRO by the
                           Government and shall, subject to certain modifications required by the
                           Government, be in a form typically required by commercial mortgage lenders.
                          The PO shall pay all recordation costs and fees, document preparation cost, title
                           insurance (together with any curative work that may be required), attorneys’ fees,
                           and its own closing costs and charges.
                          As a condition to funding the GDL, the Government will require a certificate of
                           substantial completion of the portion of the Project required to be completed as of
                           the date of the funding, evidence of utilities with operating licenses and permits,
                           certificates of occupancy, completed and approved borrower application, no
                           defaults under the project documents, and evidence that all equity has been funded
                           in full.
            3.2.1.5          Government Direct Loan Documents
                       For transactions involving a GDL, the most current version of either the Fannie Mae or
                       Freddie Mac form of note, security instrument, and guaranty for the State of California
                       shall be used. Military Housing Riders to the Note and the Security Instrument shall be
                       attached to the note and security instrument.


Beale AFB RFP 070122   Page 24
Beale AFB                                                                        Solicitation Number AFCEE-07-0002
                                                                              Beale AFB Housing Privatization Project


               3.2.1.6          Debt Service Coverage Ratio
                          For transactions involving a GDL, the expected combined debt service coverage ratio
                          must be demonstrated to not be less than 1.05 for any one (1) year.
               3.2.1.7          Cross Collateralization and Cross Default Provisions
                          This privatization project is expected to “stand alone”; thus, the PO is prohibited from
                          cross collateralization and cross default of the project with any other assets. Moreover,
                          the PO is prohibited from assigning, pledging, hypothecating, or otherwise transferring
                          its interest in the net cash flows or ownership of the project in part, or in its entirety,
                          without prior written Government approval.
               3.2.1.8          Intercreditor Agreement
                          As a condition to providing a GDL, the Government will require the execution of an
                          intercreditor agreement between the Senior Lender or other financing firm and the
                          Government.
               3.2.1.9          Related Party Fees
                          All construction management, development management, property management, and
                          any other fees that are accrued or paid to the PO or related parties during the life of this
                          project shall be disclosed.
               3.2.1.10         Desired Financial Features
                          The desires listed below are in descending order of importance.
                             One Hundred Percent (100%) private sector financing
                             Minimize use of GDL by proposing a GDL and/or a deferral period less than the
                              allowable maximum amount
                             Higher percentage of net proceeds to the Government on sale or refinancing the
                              project
                             Higher percentage Net Cash Flow to fund the reinvestment account
                             Reduced fees and equity return requirements below industry benchmarks
                             Higher incentive fee split versus base fees
            3.2.2         Property Taxes
               The PO shall be responsible for the payment of any property taxes assessed on the project.
               Proposals shall assume that property taxes will be assessed on the project and include such costs
               in its financial projections. A plan for utilizing any savings during the project that may be
               realized from an exemption from or abatement of property taxes on the project shall be required.
               Should tax consequences to the project change for any reason, the PO acknowledges that the
               Government will not be held responsible for the results of such changes and that the PO remains
               responsible for any property taxes assessed.
            3.2.3         Lockbox Accounts
               On or before closing, the PO shall enter into a lockbox agreement. All revenues from the project
               shall be directly deposited into an account at a federally insured depository institution approved
               in advance in writing by the Government. This account and its subaccounts shall be executed and
               maintained in accordance with a lockbox agreement which will reflect the priority of application
               of project revenues and other deposits. At a minimum, the Government requires the
               establishment and maintenance of a lockbox account that shall include the following reserve and
               escrow accounts:

Beale AFB RFP 070122      Page 25
Beale AFB                                                                    Solicitation Number AFCEE-07-0002
                                                                          Beale AFB Housing Privatization Project


               3.2.3.1         Lockbox Revenue Account
                         The PO shall establish and maintain a Lockbox Revenue Account that receives all
                         project income and any other amounts.
               3.2.3.2         Impositions Reserve Account
                         The PO shall establish and maintain an Impositions Reserve Account throughout the
                         life of the project to cover applicable property tax payments and insurance premiums.
                         Insurance requirements are described in Appendix Q.
               3.2.3.3         Replacement Reserve Account
                         The PO shall establish and maintain a Replacement Reserve Account. The purpose of
                         this account and all interest thereon shall be to ensure there are sufficient funds to
                         complete capital repair and replacements. In addition, funds in this escrow account
                         shall also cover the cost of removing all improvements on the premises at the
                         expiration of the lease term. This account shall fully support capital repairs and
                         replacements as described in the Capital Repair and Replacement Plan.
               3.2.3.4         Operating Reserve Account
                         The PO shall establish and maintain an Operating Account. The purpose of this
                         account is to pay operating expenses in excess of the amounts made available for
                         monthly Operating Expenses.
               3.2.3.5         Other Eligible Tenant Security Deposit Account
                         The PO shall establish and maintain an Other Eligible Tenant Security Deposit
                         Account. The purpose of this account is to maintain all tenant deposits and fees for
                         Other Eligible Tenants in accordance with applicable state law. Tenant security
                         deposits shall not be required from Target Tenants. The PO shall establish and
                         maintain this account throughout the life of the project.
               3.2.3.6         Construction Escrow Account
                         The PO shall establish and maintain a Construction Escrow Account. The purpose of
                         this account is to ensure the cash flow after operating expenses, impositions, and
                         reserves from the rental units is utilized to fund costs for demolition, construction,
                         renovation and other improvements. The PO shall also deposit its initial cash equity
                         contribution into this account.
               3.2.3.7         Reinvestment Account
                         The PO shall establish and maintain a Reinvestment Account. The purpose of the
                         Reinvestment Account is to provide a funding source for quality of life improvements
                         to the community and housing units throughout the lease term which may include
                         approved minor alterations, services, and improvements. The Reinvestment Account
                         shall fully support improvements, alterations, services, et al. as described in the
                         Reinvestment Plan. A minimum of 50% of the net cash flow from the project shall be
                         deposited in the Reinvestment Account after issuance of the final certificate of
                         completion.
            3.2.4        Expiration of Lease of Property
               The Lease of Property provides that no later than 180 days after the expiration or earlier
               termination of the Lease of Property, the PO shall remove all of the improvements and the PO’s
               personal property from the Leased Premises and restore the Leased Premises to the reasonable
               satisfaction of the Government (PO’s “Removal and Restoration Obligation”). Notwithstanding
               the foregoing, the Lease of Property also provides that no later than six years prior to the

Beale AFB RFP 070122     Page 26
Beale AFB                                                                       Solicitation Number AFCEE-07-0002
                                                                             Beale AFB Housing Privatization Project


               expiration of the Lease of Property or concurrently with the delivery to the PO of a lease
               Termination Notice that the Government may elect to retain all or a portion of the improvements
               and the PO’s personal property located on the Leased Premises in lieu of the PO’s Removal and
               Restoration Obligation and without additional consideration therefore upon expiration or earlier
               termination of the Lease of Property subject in all instances to applicable law.
            3.2.5        Books, Records, Accounts, and Reports
               The PO shall keep and maintain accurate, true and complete books and records (hereinafter
               collectively referred to as “books and records”), which shall fully reflect the financial condition,
               occupancy, physical condition, maintenance, and operational status of the project, together with
               all business licenses and permits required to be kept and maintained pursuant to the provisions of
               any applicable state or local law, regulation or rule now or hereafter in effect. These books,
               records, accounts, and reports shall be in addition to those documents and information required to
               be maintained or delivered to the Government by the closing documents. All books and records
               shall be kept at the PO’s principal office, or at the project location, or at such other place as the
               Government and the PO both agree upon in writing. A back-up set of the books and records shall
               be kept at a separate location. The books and records shall be available to the Government and
               its representatives for examination, audit, inspection, and transcription. The Government is
               herewith granted the right to photocopies of same, at the sole expense of the PO. The PO shall
               deliver to the Government, upon such schedule as the Government may establish from time to
               time, and in such media, including electronic media, as the Government shall select, all
               information and supporting documentation which the PO has maintained or which the
               Government needs in order for the Government to file any report to the Department of the Air
               Force, the Department of Defense, including but not limited to Program Evaluation Plan (PEP)
               reports (Executive Summary, Fact Sheet including Authorities Matrix, Risks and Protections
               Matrix, and Project Matrix), or required to be submitted by the Government to any Governmental
               or non-Governmental agency, or which the Government needs to assess the financial condition,
               performance, occupancy, physical condition, maintenance and operational status of the project.
               Such items shall: (a) be in a form satisfactory to the Government, (b) be certified to the
               Government as true, complete, and accurate by the PO, and (c) be taken from the books and
               records maintained by the PO as aforesaid.
               3.2.5.1           Portfolio Management Reporting Requirements
                         As part of their portfolio management oversight activities, the Government requires the
                         PO to provide certain information on a periodic basis. The required project reports
                         shall include, but are not necessarily limited to, the following:
                                  Quarterly Income Statement with Comparison Budget
                                  Annual Income Statement with Comparison to Budget and Pro forma
                                  Quarterly Balance Sheet
                                  Quarterly Cash Flow Statement
                                  Quarterly Lockbox cash Flow Analysis
                                  Quarterly Debt Service Coverage Ratios
                                  Annual Debt Service Coverage Ratios
                                  Quarterly Delinquency Reports
                                  Quarterly Occupancy Report by Unit Type
                                  Quarterly Occupancy Report by Rank
                                  Leasing Activity Report
Beale AFB RFP 070122     Page 27
Beale AFB                                                                       Solicitation Number AFCEE-07-0002
                                                                             Beale AFB Housing Privatization Project


                                  Units in Service
                                  Details of Initial Development Scope Costs
                                  Details of Loan Financings (Appendix P)
                                  Extraordinary Costs or Expenditures Report
                         The above list is not inclusive of other information that may be requested by the
                         Government from time to time. Such additional requests may include, but are not
                         limited to, support for the summary reports listed above; rent roll or other information
                         requested by Base Housing Office, and other reports that are generated by standard
                         property management software packages. The exact format of the reports is flexible to
                         the extent that changes improve the quality and usability of information contained
                         therein. However, budget and financial statements should be provided in a form and
                         format that can be compared to the project pro forma. Reporting Requirements
                         Instruction Letter (Appendix G) contains sample reports. The electronic version is in
                         MS Excel format and includes formulas and other details that may be of assistance in
                         developing reports. Submissions should also be compiled in a spreadsheet package
                         such as MS excel. The Government is contemplating other technologies to capture data
                         and reserves the right to require their use at a future date. Reports shall be sent via e-
                         mail to the designated Government representative within 20 days of the end of the
                         reporting period except that year-end reports shall be sent within 30 days of the end of
                         the year.

3.3   DESIGN AND CONSTRUCTION REQUIREMENTS
      All units must be brought up to an acceptable standard through renovating or replacing inadequate,
      deteriorated housing and enhancing adequate housing units that are to be kept for the duration of the
      lease. The Government defines an acceptable house as one that meets modern standards (CAM score of
      3.75 or higher). CAM scores are provided as an indication of the existing condition of representative
      units and are intended to be used as one tool in assessing the work necessary to accomplish Project
      requirements. CAM scores do not relieve Offerors of the responsibility for independently assessing the
      condition of existing housing as necessary to determine the work that must be accomplished to satisfy the
      requirements of this Solicitation. Proposed renovation and/or replacement of housing units shall be based
      upon an independent analysis of adequacy with respect to the open market and the requirements of this
      Solicitation.
            3.3.1       Professional Certification
               All drawings, specifications, and engineering calculations shall be certified by a licensed
               architect or professional engineer currently licensed by the State of California.
            3.3.2       Codes, Standards, and Regulations
               All development, demolition, construction, and renovation of on-base housing shall be in
               accordance with Yuba County and the State of California building codes, standards, regulations
               and the federal laws, as they may be amended, that would apply to like development activities
               outside the Base and within the County in which the Base is situated, to include 15 USCS § 2227.
            3.3.3       Permits
               The PO shall acquire all permits and pay all required fees.
            3.3.4       Community Development Plan
               The HRO shall develop a comprehensive Community Development Plan (CDP) that responds to
               military families’ needs and reinforces the connection between the families and the community.


Beale AFB RFP 070122     Page 28
Beale AFB                                                                    Solicitation Number AFCEE-07-0002
                                                                          Beale AFB Housing Privatization Project


            3.3.4.1          Site Development Design
                       The CDP shall integrate the housing community with the surrounding community in the
                       site development design. The site development design shall create a network of
                       neighborhoods within the community by creating a full range of compatible private and
                       shared recreation and community-desired facilities, and shall provide efficient and
                       separate vehicular and pedestrian traffic patterns. The CDP shall identify constraints
                       such as easements, drainage, and offensive environments (i.e., blight, bright lights, and
                       loud noises) to ensure activities within and surrounding the site are compatible.
                       Building arrangements shall be informal, with varying setbacks to provide for best
                       view, privacy, and variety and sufficient parking space for off-street parking. Building
                       orientations shall provide residents with safe and convenient access to the units, as well
                       as passive energy efficiencies. Variety within groupings, arrangements, and siting
                       configurations of buildings is desired. The site design shall conform to varying terrain
                       conditions to provide attractive residential patterns and attractive, pedestrian-friendly
                       streetscapes. The site design shall provide an optimum balance of structures; common
                       green spaces with native landscaping and ornamental highlights; recreational areas;
                       appropriate buffer area/screening; street lighting; pedestrian and vehicular circulation;
                       and sidewalks on both sides of the street. These site designs shall be consistent with
                       good land use planning, practices, and economics. It shall incorporate green space,
                       landscaping, underground utilities, and recreation areas to enhance the overall
                       environment of the neighborhood and improve quality of life. To the extent possible,
                       separate housing areas shall be maintained for officer and enlisted personnel.
                       The CDP shall identify housing areas that the PO must sever from other areas occupied
                       by Target Tenants when a member of the general public occupies a unit (the
                       “Severability Plan”). The Severability Plan shall also identify the source of funds for
                       the construction of fencing and roadways needed for the PO to implement this
                       requirement. The Government will have no responsibility for any costs associated with
                       implementation of the Severability Plan. Severing shall be accomplished when
                       directed by the Government, consistent with the Severability Plan.


                       3.3.4.1.1            Recreation and Common Areas
                                   Open areas of the site design shall encourage creative play and learning for
                                   children and a pleasant outdoor experience for adults. The recreation and
                                   common areas shall be open for viewing with no secluded areas. Recreation
                                   facilities shall be sited where easily accessible while causing minimum
                                   disturbance to nearby occupants.
                       3.3.4.1.2            Landscaping
                                   Landscaping of common areas and building unit perimeters shall be
                                   designed to enhance the aesthetic quality of each unit and surrounding
                                   neighborhood.      Landscaping and earth shaping techniques shall be
                                   comparable to commercial residential property standards and sufficient to
                                   establish privacy screening and soften the visual environment. Existing
                                   trees shall be saved to the maximum extent possible. Both general site and
                                   unit landscaping shall provide year-round focus and interest, and use hardy,
                                   predominately native, low-maintenance plant materials, and durable
                                   mulches and surfacing materials, with provisions at the units for occupant
                                   plantings. Landscaping designs shall incorporate philosophies and features
                                   that conserve water and require minimal maintenance.

Beale AFB RFP 070122   Page 29
Beale AFB                                                                     Solicitation Number AFCEE-07-0002
                                                                           Beale AFB Housing Privatization Project


                       3.3.4.1.3             Force Protection
                                   The CDP shall use site design elements to minimize terrorist impacts,
                                   minimize access from surrounding communities, eliminate places of
                                   concealment, offer the most protection against crime, and discourage
                                   undesirable traffic. These elements include, but are not limited to, the
                                   criteria spelled out in Unitifed Facilities Criteria (UFC): DoD Miminum
                                   Antiterrorism Standards for Buildings (July 2002)
                       3.3.4.1.4         Conservation
                                   The CDP shall incorporate pollution prevention, energy, and water
                                   conservation initiatives into all facilities and activities where practicable or
                                   as required by local or State regulations or guidelines. The objectives of
                                   such initiatives shall be to improve: (1) waste reduction and waste
                                   management practices; (2) energy efficiency and energy conservation
                                   practices; (3) water resource conservation and management practices (e.g.,
                                   xeriscaping); and (4) recycling and reuse practices (e.g., curbside recycling).
                       3.3.4.1.5         Administration Facility
                                   PO must construct and maintain a management office on the site within the
                                   conveyed housing area.
                       3.3.4.1.6         Accessibility
                                   Common areas such as walks, streets, parking and play areas, common
                                   entrances to multi-unit facilities, and support facilities must be designed and
                                   built to be accessible. “Accessible” means the common areas can be
                                   approached, entered, and used by physically handicapped people and
                                   comply with the accessibility standards set forth in Section 4 of the
                                   Americans with Disabilities Act Accessibility Guidelines (ADAAG) for
                                   Buildings and Facilities, as well as any other Applicable Laws pertaining to
                                   accessibility.
            3.3.4.2          Land Use Requirements and Restrictions
                       In addition to the above general requirements, the following specific requirements shall
                       be met:
                       3.3.4.2.1             Land Use
                                   All parcels shall be used to satisfy housing required by this Solicitation.
                                   Other approved uses shall be limited to the following uses:
                                      Recreational facilities
                                      Housing administration, operations, and maintenance facilities
                                      Mini-storage facilities
                       3.3.4.2.2             Land Use Restrictions
                                   The development of any resale merchandise, services, and commercial
                                   recreational operations or activities is prohibited on all parcels.
                       3.3.4.2.3             Density
                                   The maximum density for new construction shall not exceed six duplex
                                   units or multiplex units per acre and no more than four single-family units
                                   per acre.


Beale AFB RFP 070122   Page 30
Beale AFB                                                                      Solicitation Number AFCEE-07-0002
                                                                            Beale AFB Housing Privatization Project


                         3.3.4.2.4            Recreational Areas
                                     The CDP shall provide accessible recreational facilities throughout the
                                      housing development, from the cluster to neighborhood to community
                                      level. For example, at the cluster level, provide common open space,
                                      picnic tables, benches, children’s play equipment and litter receptacles for
                                      common use. For neighborhoods, provide playgrounds, common open
                                      space, sitting areas, pavilions, walkways, bikeways, jogging trails,
                                      landscaped areas with trees and other recreational activities for common
                                      use by the residents of several clusters of units. For the community
                                      housing area as a whole, provide good access to specialized recreational
                                      facilities. Wood structures are prohibited. All new equipment and
                                      surfaces shall meet or exceed the United States Consumer Project Safety
                                      Commission and ASTM standards, and existing playground equipment and
                                      recreational facilities shall be renovated or replaced to meet or exceed
                                      those standards.
                         3.3.4.2.5            Bus Stops
                                     The PO shall coordinate with the Wheatland School District to formally
                                     identify the location of the 11 bus stops without shelters
               3.3.4.3         Desired Community Features
                         The desires listed below are in descending order of importance.
                            Community center/clubhouse
                            Covered bus shelters
                            Community-wide and neighborhood-wide recreational facilities (except additional
                             playgrounds) in the interior of family housing areas, including group picnic areas
                             (with such amenities such as pavilions, tables, grills, etc.)
                            Covered playground equipment
                            Road and trail connectivity among all housing areas
                            Concrete walks or asphalt trails leading to playgrounds where possible
                            Tennis courts (preferably lighted)
                            Volleyball courts
                            Pet park
            3.3.5        New Housing Construction
               Design and construction of all new housing units shall provide the following:
               3.3.5.1         General Requirements
                         Designs and construction shall comply with all applicable codes, standards, and
                         regulations; meet basic requirements described herein; and shall be appropriate to the
                         climate and lifestyle of the area. Designs shall provide innovative design and
                         construction techniques conforming to local market (private sector) standards for
                         quality housing. The local market area is defined as being within a 60-minute or 20-
                         mile commute (whichever is greater) during peak driving conditions. Best professional
                         judgment shall be exercised in choice of style, type, design, configuration, functional
                         solutions, and materials. Each neighborhood shall have an identification sign at its
                         entrance.

Beale AFB RFP 070122     Page 31
Beale AFB                                                                    Solicitation Number AFCEE-07-0002
                                                                          Beale AFB Housing Privatization Project


                       3.3.5.1.1            Floor Plans
                                   Floor plans shall incorporate orderly arrangement of functions, minimize
                                   circulation, and maximize open spaces. Designs shall provide inviting
                                   entrances, indoor/outdoor integration, and pleasing interior appearance.
                                   Kitchens shall have a modern, well-organized work area with quality
                                   fixtures, appliances, and finishes. Layout of bathrooms shall follow modern
                                   planning techniques and utilize quality fixtures. Maximized storage space is
                                   an essential element due to the mobility of Air Force families. Interior
                                   storage shall include conveniently located and adequately sized cabinets and
                                   coat, linen, pantry, bulk storage, and clothes closets. Exterior storage shall
                                   include maximized space for bikes, mowers, etc.
                       3.3.5.1.2            Handicap Accessibility
                                   At least 5% of the total end-state number of housing units shall be either
                                   handicap accessible, or “readily adaptable” to be accessible, including, but
                                   not limited to, entrance ramps, bathroom grab bars and chair lifts.
                                   “Accessible” means the units can be approached, entered, and used by
                                   physically handicapped people. Modifications shall be accomplished on a
                                   high priority basis when a requirement is identified. The housing units shall
                                   comply with the accessibility standards set forth in all Applicable Laws
                                   pertaining to accessibility, together with the Fair Housing Act (FHA) and
                                   the relevant provisions of the Uniform Federal Accessibility Standards
                                   (UFAS) dealing with accessibility. In complying with said authorities, the
                                   PO shall abide by those provisions that are the most stringent. Should the
                                   PO choose to make the premises “readily adaptable” then the PO shall bear
                                   the cost of making the housing units accessible at its sole expense.
                       3.3.5.1.3            Elevations
                                   Elevation designs shall provide pleasing and interesting appearances,
                                   comparable to other quality residential developments currently being built
                                   and marketed in the area. The elevations shall be inviting with modulated
                                   facades, rooflines, and massing to provide interest. Materials and colors
                                   shall be varied to break up facades of larger structures and prevent excessive
                                   uniformity among the smaller units.
                       3.3.5.1.4            Energy Efficiency
                                   Design, materials, equipment, and construction methods shall reduce energy
                                   and water consumption to current Energy Star criteria. Design features shall
                                   include, but are not limited to, optimizing glass locations and areas,
                                   optimizing insulation in exterior walls, ceilings, and between adjoining
                                   units, weatherstripping throughout, and minimizing duct leakage. Attention
                                   to construction details, exterior fenestration materials, and passive solar
                                   energy systems shall be employed wherever possible.
                       3.3.5.1.5            Materials, Equipment, and Finishes
                                   Materials, equipment, and finishes shall be durable, low maintenance, and
                                   functional. Choice of finishes shall be aesthetically pleasing with a richness
                                   of texture and detailing. Basic quality features include copper potable water
                                   plumbing, copper electrical wiring, dual-pane insulated windows and patio
                                   doors, storm doors with screens at main entrances, and overhead lighting in
                                   bedrooms and large closets.

Beale AFB RFP 070122   Page 32
Beale AFB                                                                      Solicitation Number AFCEE-07-0002
                                                                            Beale AFB Housing Privatization Project


                       3.3.5.1.6             Attached Units
                                    Stacked units are not acceptable. No more than six dwelling units per
                                    building shall be constructed. Units shall include privacy features
                                    including, but not limited to, a Sound Transmission Class (STC) rating of 55
                                    between living units.
                       3.3.5.1.7             Parking and Roads
                                    All units shall have provisions for parking two vehicles off-street.
                                    Additional parking spaces shall be provided throughout the neighborhoods
                                    for guest parking at a rate of one parking space for every two units except
                                    for GOQ, SOQ, and Prestige units which shall have nearby guest parking
                                    available for at least two vehicles per unit. All attached units shall have a
                                    one-car garage with an automatic door opener. All single-family detached
                                    units shall have a two-car garage with an automatic door opener.
                                    All roads and turns shall be large enough to allow moving vans, fire trucks,
                                    etc. to adequately move around the community as needed, and all roads and
                                    parking areas shall have adequate storm drainage.
                       3.3.5.1.8             Privacy
                                    All units shall have patios with screened fencing and/or landscaping to
                                    provide a private area in the rear of each unit.
                       3.3.5.1.9             Window Treatments
                                    The PO shall provide window coverings (such as mini-blinds) in all units.
                       3.3.5.1.10            Floor Finishes
                                    All units shall have high quality, durable, low-maintenance hard finish
                                    flooring in kitchen, informal dining area, wet areas, and high traffic areas.
                                    All units shall have carpet in bedrooms and other living areas.
                       3.3.5.1.11            Appliances
                                    All appliances shall be energy-efficient, new, and from an established
                                    manufacturer. Each housing unit shall be provided with the following
                                    items:
                                           Combination refrigerator/freezer (minimum 18 cubic feet (CF) for
                                            2-bedroom units and 21 CF for 3- and 4- bedroom units)
                                           Built-in two-level dishwasher
                                           4-burner stove with self-cleaning oven, view window, and vent
                                            hood
                                           Built-in microwave oven
                                           Garbage disposal
                                           Carbon monoxide detector
                                           Interior floor space and connections shall be provided for a full size
                                            washer, dryer (electric and natural gas connections), and
                                           Interior floor space and connections for a full-size freezer




Beale AFB RFP 070122   Page 33
Beale AFB                                                                        Solicitation Number AFCEE-07-0002
                                                                              Beale AFB Housing Privatization Project


                       3.3.5.1.12             Equipment
                                    All units shall be provided with high-energy efficient heating and
                                    ventilation. Central air conditioning systems shall be new and from an
                                    established manufacturer.
                       3.3.5.1.13             Telephone and Cable
                                    All residential units shall be prewired for cable television and telephone
                                    jacks. Telephone systems shall be in accordance with those standards set
                                    forth by the local telephone company. Each bedroom, living area, and
                                    kitchen shall have one phone jack that can accommodate two lines and one
                                    cable outlet. The coordination of equipment locations and final design of
                                    utilities and services is subject to review by the Government.
                       3.3.5.1.14             Mailboxes
                                    The PO shall provide cluster mailboxes for all units in accordance with U.S.
                                    Postal Service regulations. Single mailboxes for the Senior Officer
                                    Housing, General Officer Quarters, and Prestige Family Housing units shall
                                    be provided.
                       3.3.5.1.15             Utilities
                                    All new utility systems shall be designed and constructed by the PO. The
                                    PO shall coordinate all tie-in locations with the Government. The PO shall
                                    provide for the installation of all utility meters. All newly constructed units
                                    must have individual electric and natural gas meters if applicable. Utilities
                                    shall be connected to a utility provider by the PO by the end of the
                                    Transition Period. The PO will ensure proper back flow protection is in
                                    place.
                       3.3.5.1.16             Termite Treatment
                                    New foundations shall have soil treated for termites in accordance with state
                                    law, to include a certificate of termite treatment by the provider.
                       3.3.5.1.17             Exterior Features
                                       Easily accessible hose bibs and exterior electrical outlets on the front and
                                        rear of the house
                                       Hidden trash container storage area
            3.3.5.2          Specific Requirements
                       In addition to the above General Requirements, proposed designs and construction shall
                       provide the following:
                       3.3.5.2.1              Prestige Family Housing (E-9)
                                    Prestige housing may be detached single-family or attached multi-family
                                    type housing. Any Prestige Family Housing units constructed at Beale
                                    AFB, California shall be completed and ready for occupancy prior to the
                                    demolition of the existing Prestige Family Housing units.
                                    Prestige Housing shall meet at a minimum the following standards:
                                       A geographically separate location in base housing
                                       Garages with automatic door openers and storage space
                                       Additional off-street parking

Beale AFB RFP 070122   Page 34
Beale AFB                                                                      Solicitation Number AFCEE-07-0002
                                                                            Beale AFB Housing Privatization Project


                                      Larger, enhanced patios with privacy screening
                                      Central air conditioning in all habitable areas
                                      Carpeted and/or upgraded floor treatments
                                      Ceiling fans and upgraded miniblinds or other window treatments
                                      Upgraded kitchens and appliances and
                                      At least two full bathrooms.
                                   Prestige Housing for all designated key and essential E-9 positions (see
                                   Section 3.4.3.5) shall have 4-bedrooms. Newly constructed units to be
                                   designated for the Command Chiefs, shall be single-family detached units at
                                   least 10% larger than the largest E-9 unit.
                       3.3.5.2.2             General Officer Quarters (GOQ) Standards (O-7+)
                                   Any housing and associated improvements for GOQs (O-7+) shall be
                                   designed and constructed as single-family detached units. The design of
                                   any GOQs that are constructed at Beale AFB, California shall be in
                                   conjunction with local architectural and climatic conditions. (Refer to
                                   Technical References, Appendix F). If any new General Officers Quarters
                                   are constructed, those units shall be completed and ready for occupancy
                                   prior to the demolition of the existing GOQs.
                                   The PO shall provide quality finishes for the floor, architectural millwork,
                                   wall base, walls, ceilings, window treatments and coverings, light fixtures,
                                   entryway, staircases (if applicable), cabinetry, countertops, and appliances
                                   for each habitable area. The PO shall also use quality roof materials,
                                   exterior wall finishes, exterior windows and door finishes, and upscale
                                   landscaping.
                                   In addition to standard residential telephone service, the PO shall supply
                                   and install a minimum of two telephone lines, two CATV (Cable TV) lines,
                                   one fiberoptic line and one UTP (Unshielded Twisted Pair) where available
                                   in the local community. The PO shall also supply associated terminals and
                                   distribution boxes to be designated only for Government use for each unit.
                                   The location within the units shall be the same as for the regular telephone
                                   boxes. The Government shall own and maintain the terminals, cable, and
                                   the distribution box after installation. Telecommunication standard 568A
                                   shall apply to dedicated Government cable. Refer to Table 8 for the square
                                   footage requirements for GOQ units.
                       3.3.5.2.3             Senior Officer Housing (O-6)
                                   Any housing and associated improvements for Senior Officers (O-6) shall
                                   be designed and constructed as single-family detached units. If any new
                                   Senior Officer Housing is constructed, those units shall be completed and
                                   ready for occupancy prior to the demolition of the existing Senior Officer
                                   housing units. In addition to standard residential telephone service, the PO
                                   shall supply and install a minimum of two telephone lines, two CATV
                                   (Cable TV) lines, one fiberoptic line and one UTP (Unshielded Twisted
                                   Pair) where available in the local community. The PO shall also supply
                                   associated terminals and distribution boxes to be designated only for
                                   Government use for each unit. The location within the units shall be the
                                   same as for the regular telephone boxes. The Government shall own and

Beale AFB RFP 070122   Page 35
Beale AFB                                                                        Solicitation Number AFCEE-07-0002
                                                                              Beale AFB Housing Privatization Project


                                   maintain the terminals, cable, and the distribution box after installation.
                                   Telecommunication standard 568A shall apply to dedicated Government
                                   cable. The Senior Officer unit designs shall provide ample area for
                                   entertaining dignitaries and officials. Refer to Table 8 for the square
                                   footage requirements for Senior Officer Housing units.

                              Table 8 – Senior and General Officer Quarters
                                                                   Four-bedroom
                                                            O–6                O–7 TO O–10
                 Minimum Gross Square Feet*                2,110                    2,600
                 Programming Benchmark Gross               2,520                    3,330
                 Square Feet*
                 Maximum Gross Square Feet *               2,920                    4,060
                 *All interior spaces within the exterior faces of exterior walls of housing units
                 with the following areas of exclusion: carports and garages, exterior bulk storage
                 (detached), trash enclosures, porches, terraces, patios, balconies, and entrance
                 stoops
                 Garages: 2 car for detached homes


                       3.3.5.2.4             Enlisted and Non-Senior Officer Housing (E-1 to E-8; O-1 to O-5)
                                   Any design and construction of Enlisted and Non-Senior Officer Housing
                                   units and associated improvements shall be a mixture of multiplex and
                                   detached single-family housing. The construction of the development shall
                                   be complete within five years of project closing. The following table shows
                                   the type units per grade, broken down by square footage according to the
                                   minimum, programming benchmark, and maximum size:




Beale AFB RFP 070122   Page 36
Beale AFB                                                                                Solicitation Number AFCEE-07-0002
                                                                                      Beale AFB Housing Privatization Project


                                 Table 9 – Enlisted and Non-Senior Officer Housing
                  Two-bedroom Modified                       Three-bedroom                                Four-bedroom
                  E–1 to E–6     E–7 to E–8     E–1 to E–6     E–7 to E–8        E–9         E–1 to E–6     E–7 to E–8        E–9
                                    and                           and            and                           and            and
                                 O–1 to O–3                    O–1 to O–3     O–4 to O–5                    O–1 to O–3     O–4 to O–5
Minimum              1,330          1,420          1,490          1,670          1,740          1,670          1,800          1,920
Gross Square
Feet
Programming          1,480          1,670          1,630          1,860          2,020          1,950          2,150          2,310
Benchmark
Gross Square
Feet*
Maximum              1,630          1,920          1,760          2,050          2,300          2,220          2,500          2,700
Gross Square
Feet*
* All interior spaces within the exterior faces of exterior walls and center line of party walls (in multiplex units) of housing units,
  with the following areas of exclusion: garages, exterior bulk storage (detached), trash enclosures, porches, terraces, patios,
  balconies, and entrance stoops
Garages: 2 car for detached units, 1 car for multiplex family units


                             3.3.5.2.5             Two Bedroom Modified Units
                                         The PO shall design and construct two bedroom modified units with an
                                         additional room between 110-120 net square feet to provide flexible living
                                         space for residents and will be designed to serve as a family room, bedroom,
                                         den, or playroom. The additional room shall include a closet. The two
                                         bedroom modified design shall also include an additional ¾ size bathroom
                                         between 45-50 net square feet. The ¾ bath shall include, at a minimum, a
                                         vanity sink, toilet, and shower. These square footages in Table 9 are
                                         inclusive of these room requirements.
                3.3.5.3            Desired New Housing Construction Features
                             The desires listed below are in descending order of importance.
                                Additional square footage above the programming benchmark
                                Access to front and rear of unit through house and garage
                                More single-family units in lieu of multiplex units
                                Reduced number of dwelling units per building
                                Front and side yard irrigation
                                Privacy fencing to enclose individual unit back yards
                                Walk-in clothes closets
                                Double sinks in bathrooms
                                Ceiling fans with light fixtures
                                Overhead lighting in all rooms, switched at the entry door
                                Programmable thermostats

Beale AFB RFP 070122         Page 37
Beale AFB                                                                              Solicitation Number AFCEE-07-0002
                                                                                    Beale AFB Housing Privatization Project


                               Back yard irrigation
                               Double self-cleaning ovens (GOQ, SOQ and Prestige units only)
                               Fireplaces (GOQ, SOQ and Prestige units only)
                               Jetted tubs in master bedroom (GOQ, SOQ and Prestige units only)
                               Closet organizers in master bedroom walk-in closets (GOQ, SOQ and Prestige
                                units only)
                               Quality kitchen countertops and bathroom surfaces (SOQ and Prestige units only)
                               Central vacuum (GOQ, SOQ and Prestige units only)


            3.3.6        Renovation
               3.3.6.1             General Requirements for Renovation
               General Requirements for New Construction (Section 3.3.5.1) shall be used to the extent possible
               in the renovation of existing units. If any Prestige, General Officer, or Senior Officer housing is
               to be renovated, the requirements specified in Section 3.3.5.2 also shall be satisfied.

            Table 10 – Renovation Size Requirements – Enlisted and Non-Senior Officer Housing

                               Two Bedroom                      Three Bedroom
    Type of Unit                                                                                         Four Bedroom
                                 Modified
                         E–1 to E–6   E–7 to E–8   E–1 to E–6     E–7 to E–8    E-9 and     E–1 to E–6    E–7 to E–8     E-9 and
     Rank/Grade                          and                         and                                     and
                                      O–1 to O–3                  O–1 to O–3   O–4 to O–5                 O–1 to O–3    O–4 to O–5

Minimum Gross
Square Feet*               1,220        1,300        1,370          1,530        1,590        1,530         1,650         1,760

Benchmark Gross
Square Feet*               1,330        1,420        1,490          1,670        1,740        1,670         1,800         1,920

Maximum Gross
Square Feet*               1,480        1,670        1,630          1,860        2,020        1,950         2,150         2,310

* All interior spaces within the exterior faces of exterior walls and center line of party walls (in multiplex units) of
housing units with the following areas of exclusion: carports and garages, exterior bulk storage (detached), trash
enclosures, porches, terraces, patios, balconies and entrance stoops.
Garages: 2 car for detached units; 1 car for multi-family units.




Beale AFB RFP 070122       Page 38
Beale AFB                                                                       Solicitation Number AFCEE-07-0002
                                                                             Beale AFB Housing Privatization Project


            Table 11 – Renovation Size Requirements – Senior and General Officer Quarters

                                                         Four Bedroom                         Four Bedroom
            Type of Unit
                                                              O–6                              O–7 to O–10
    Minimum Gross Square Feet*                                  1,930                              2,380
   Benchmark Gross Square Feet*                                 2,110                              2,600
    Maximum Gross Square Feet*                                  2,520                              3,330
  * All interior spaces within the exterior faces of exterior walls and center line of party walls (in multiplex
   units) of housing units with the following areas of exclusion: carports and garages, exterior bulk storage
             (detached), trash enclosures, porches, terraces, patios, balconies and entrance stoops.


              The above columns stating “Maximum” gross square footages are furnished only as information
              on maximum gross square footages applicable to military construction projects, and are not to be
              construed as an upper limitation on unit gross square footage sizes which would be acceptable
              under this Solicitation. Offerors may propose units larger than these maximum gross square
              footage sizes so long as such room patterns and floor areas are generally comparable to similar
              housing units in the locality concerned.
              3.3.6.2            Desired Renovation Features
                           Desired features listed below are in descending order of importance.
                              Newly constructed units in lieu of renovated units (excluding historic units)
                              Additional square footage above the programming benchmark
                              Access to front and rear of unit through house and garage
                              More single-family units in lieu of multiplex units
                              Reduced number of dwelling units per building
                              Completion of all renovations within 60 months of project closing
                              A homogeneous housing community where desired features appear consistently in
                               new construction and renovation of like pay grades
                              Detailed descriptions of items included in each proposed renovation level (i.e.
                               Minor, Moderate and Whole House)
                              Front and side yard irrigation
                              Privacy fencing to enclose individual unit back yards
                              Walk-in clothes closets
                              Double sinks in bathrooms
                              Ceiling fans with light fixtures
                              Overhead lighting in all rooms, switched at the entry door
                              Programmable thermostats
                              Back yard irrigation
                              Double ovens in kitchen, self-cleaning, with view windows, with elements below
                               glass (GOQ, SOQ and Prestige units only)
                              Fireplaces (GOQ, SOQ and Prestige units only)

Beale AFB RFP 070122       Page 39
Beale AFB                                                                     Solicitation Number AFCEE-07-0002
                                                                           Beale AFB Housing Privatization Project


                          Jetted tubs in master bedroom (GOQ, SOQ and Prestige units only)
                          Closet organizers in master bedroom walk-in closets (GOQ, SOQ and Prestige
                           units only)
                          Quality tile or equivalent kitchen countertops and bathroom surfaces (SOQ and
                           Prestige units only)
                          Central vacuum (GOQ, SOQ and Prestige units only)
                          Built-in microwave ovens
             3.3.7               Conveyed Utilities and Infrastructures
            The electric, water collection systems, and the sanitary wastewater collection system servicing
            Parcels A, B, C and D and expanded areas as indicated in Technical References (Appendix F)
            will be conveyed to the PO. Also conveyed will be all associated pavements, street lighting, and
            storm drainage. All costs to install new utility services or to relocate existing utility services shall
            be the responsibility of the PO. All new utility lines installed by the PO shall be located
            underground.
            3.3.7.1    Electric Requirements
                       Electricity is supplied to Beale AFB under the terms of a current contract with Pacific
                       Gas and Electric (PG & E).
                       The PO shall be required to connect the Vassar Lake Substation to the PG&E system,
                       feed all facilities within the Beale AFB family housing area from the Vassar Lake
                       Substation, and remove all connections to the Grass Valley Substation. The PO shall
                       install meters on all Government facilities located within the Beale AFB family
                       housing area that receive electricity from the Vassar Lake Substation. The PO shall be
                       required to replace above ground electric cables with underground cables. In addition,
                       all above ground TV cables must be replaced with underground cables by the PO.
            3.3.7.2    Natural Gas Requirements
                       Not applicable
            3.3.7.3    Water Requirements
                       Beale AFB provides all water treatment services to all facilities on Beale AFB and is
                       responsible for all water permits.
                       The PO shall be required to install master water meters at the water tanks and
                       individual meters at all Government facilities that will not be conveyed to the PO but
                       that are located within the parcels which will be part of the Project. Such meters shall
                       be purchased by the Government and provided to the PO for installation. Beale AFB
                       will reimburse the PO for water used by the non-conveyed facilities at the same rate
                       established for the housing occupants. The PO will notify the Government whenever
                       maintenance or other work may interrupt or affect service to the non-conveyed
                       facilities. The PO may elect to purchase water from Beale AFB or procure water from
                       another source. If water is purchased from Beale AFB, the PO shall notify the
                       Government whenever maintenance on the water system is performed, and shall allow
                       the Government to inspect all maintenance. If the PO procures water from a source
                       other than Beale AFB, the PO shall provide valid documentation that the water meets
                       all local, federal and state requirements for quality.
            3.3.7.4    Sewer Requirements
                       Beale AFB provides all sewage treatment services to all facilities on Beale AFB and is
                       responsible for all sewage treatment permits.
Beale AFB RFP 070122   Page 40
Beale AFB                                                                     Solicitation Number AFCEE-07-0002
                                                                           Beale AFB Housing Privatization Project


                         The PO shall pay Beale AFB for all sewage treatment services provided to the Project.
                         Sewage treatment usage will be based on 33% of water usage. The PO will grant access
                         to the Government to test for biological-environmental hazards in accordance with
                         Beale AFB’s treatment permit and will work cooperatively with the Government to
                         meet all applicable environmental standards. The PO shall notify the Government prior
                         to conducting maintenance on these systems and shall allow the Government to inspect
                         all maintenance.
                         Beale AFB has conducted an intrusion and infiltration (I&I) study for the sewage
                         system within the housing area; see Technical References (Appendix F). The PO will
                         be required the repair the system defects indicated in this study.
               3.3.7.5   Storm Drainage Requirements
                         The entire storm drainage system located within the boundaries of the Project will be
                         conveyed to the PO with the exception of the system along Gavin Mandery Drive and
                         Camp Beale Highway which will not be conveyed. The system is predominantly
                         surface drainage with some concrete pipe and culverts. The PO shall be responsible for
                         maintenance of the storm drainage system conveyed to it.
               3.3.7.6   Other Utilities Requirements
                            Relocate overhead TV, telephone service, cable and primary and secondary service
                             underground
                            Improve street lighting and pedestrian lighting
                            Correct all sanitary sewer issues identified in the I&I study and HCP
                            Improve storm drainage
            3.3.8        Construction Management Plan
               The HRO shall provide a Construction Management Plan to ensure quality control in design and
               construction of this project. The plan shall establish procedures for coordinating, updating, and
               implementing design and construction schedules. The Construction Management Plan shall
               address, but is not limited to, those items listed below.
               3.3.8.1   Design Review Conferences
                         Design conferences will be held following the transaction closing for the Government’s
                         review of the PO’s design plans. Government design reviews are primarily for the
                         benefit of the Government. Neither Government design reviews nor acceptance of the
                         PO’s design documents constitute or imply a guarantee or assurance that the design
                         complies with required codes, regulations or laws set forth in the RFP. Compliance
                         with RFP design and construction requirements remains the sole responsibility of the
                         PO. Any Government design reviews are separate and apart from any design or plan
                         reviews required by the municipality.
               3.3.8.2   Schedules
                          Design and construction schedules shall show an integrated Transition Plan identifying
                         all phases of design, demolition, construction, utilities, movement of residents, etc.
                         The Government will pay for a maximum of one Government Paid Short Distance
                         Move per Target Tenant, if required, out of Base O&M funds, in accordance with the
                         approved Transition Plan on the condition that the unit vacated by the Target Tenant is
                         not reoccupied until scheduled renovation/replacement construction occurs.
                         Subsequent non-voluntary moves by Target Tenants shall be paid for by the PO as a
                         Project Owner Paid Short Distance Move. It is desired that Target Tenants residing in
                         existing units be required to move no more than once. The PO may offer incentives to
Beale AFB RFP 070122     Page 41
Beale AFB                                                                   Solicitation Number AFCEE-07-0002
                                                                         Beale AFB Housing Privatization Project


                       Target Tenants to assume responsibility for some or all of the move costs associated
                       with a Project Owner Paid Short Distance Move. Acceptance of any incentives and the
                       assumption of responsibility for any move requirements shall be at the sole discretion
                       of the Target Tenant.
            3.3.8.3    Environmental Quality Controls and Procedures
                       Plans shall show compliance with Applicable Laws and local environmental laws and
                       regulations.
            3.3.8.4    Pre-Construction Conference
                       One or more Pre-Construction Conferences shall be held to acquaint the PO, the
                       Government and the other participants with the Construction Management Plan. At the
                       first Pre-construction Conference, the PO shall submit the payment and performance
                       bonds (see Section 3.3.8.8). Topics for discussion shall include, but are not limited to:
                          Phasing of demolition and construction
                          Provision for and location of field offices and fenced material and/or storage yards
                          Utility cutovers (new and existing)
                          Location for project sign to be erected by the PO
                          Coordination and approval of haul routes and disposal sites
                          Issuance of permits
                          Site mission security and access
                          Final construction schedules.
            3.3.8.5    Quality Control
                       The PO shall maintain an effective quality control program for all construction and
                       renovation activities throughout the transition period. The PO’s quality control
                       program shall require compliance with applicable standards and codes as well as
                       compliance with the PO’s final design and construction plans. Under the lease the
                       Government and/or the Government’s representatives shall have full surveillance rights
                       to ensure that construction and renovation activities are in compliance with the PO’s
                       quality control program and final design and construction plans.
            3.3.8.6    Transition Plan
                       3.3.8.6.1        Transition Plan
                                   The HRO shall propose a detailed transition plan that outlines the proposed
                                   schedules and actions to occur during the Transition Period. The plan shall
                                   include, but not be limited to, project development, phasing out of existing
                                   units, how the HRO intends to maintain the availability of units, how the
                                   HRO plans to structure the phasing of the utilities and services, and
                                   methodology for providing utilities and services during and after the
                                   Transition Period.
                       3.3.8.6.2        Unit Availability
                                   Following the closing of the transaction, the project will enter into a
                                   Transition Period (up to six years) during which units will be demolished or
                                   renovated and new units constructed. The number of units available to
                                   military families during the Transition Period will gradually be reduced
                                   from 1,202 to 798 units. At all times during the Transition Period, at least

Beale AFB RFP 070122   Page 42
Beale AFB                                                                      Solicitation Number AFCEE-07-0002
                                                                            Beale AFB Housing Privatization Project


                                   798 units must be available for occupancy by military families to meet the
                                   Project Demographics Criteria.
                       3.3.8.6.3         Utilities
                                   The PO may obtain utility services from private sources or the Government.
                                   All costs to relocate lines underground shall be the responsibility of the PO.
                                   All new exterior utilities shall be located underground. The Government
                                   intends to convey all utilities within the Leased Premises unless conditions
                                   warrant retention for economic or mission reasons. At transaction closing
                                   the PO shall accept existing utilities systems within the Leased Premises in
                                   present condition and perform required maintenance, repair, and capital
                                   improvements over the duration of the lease term. Installation and
                                   maintenance of individual meters and bulk meters will be the responsibility
                                   of the PO, provided, however, that the Government shall reimburse the PO
                                   for the cost of meters installed for improvements within the Lease Presmises
                                   that are not conveyed to the PO at transaction closing. All new utility
                                   systems installed by the PO will be owned and operated by the PO.
                                   It is expected that the Government will continue to be the sole utility
                                   provider to the Project unless the Base-wide utility system is privatized
                                   under a separate transaction. Until then, the electricity and gas will be
                                   charged at the non-DoD rate. The water and sewer service will be billed on
                                   an estimated share basis at the non-DoD rate. The PO will pay the non-DoD
                                   rate for all utilities that are used in shops, offices, empty units, etc. Beale
                                   AFB will not have individual sales agreements in place with the tenants.
                                   Any utility agreements will be completed under Utilities Services
                                   Agreement between Beale AFB and the PO. The PO shall be responsible
                                   for collecting all utility payments and any unpaid bills from the tenants.
                                   The PO shall also reimburse the Government for actual usage once a month
                                   via electronic funds transfer.
                                      Immediately upon closing, the PO becomes responsible for reimbursing
                                       the Government for utility consumption in accordance with the Utility
                                       Service Agreement to this RFP. Until the PO installs meters on
                                       Government-retained facilities located on the Leased Land to determine
                                       actual utility usage by those facilities (as is required prior to the issuance
                                       of the Certificate of Development Completion) the Government will
                                       deduct an estimated amount from the overall area utility usage for these
                                       facilities.
                                      The PO shall install electric meters on all units as a prerequisite to the
                                       issuance of the Certificate of Development Completion. The PO’s
                                       metering schedule shall be included in the Transition Plan.
                                      Once a unit is metered, the PO must begin tracking utility usage and
                                       costs for each unit for use in the calculation of the monthly utility
                                       allowance. Once the unit is metered the PO may begin charging the
                                       members for electricity usage in accordance with Section 3.4.3. If the
                                       PO intends to transfer payment responsibility to the members during the
                                       Initial Development Period, such transfer must be included in the
                                       Transition Plan.
                                      While the Government continues to provide utilities, the PO shall be the
                                       billing and collection agent for the Government.

Beale AFB RFP 070122   Page 43
Beale AFB                                                                     Solicitation Number AFCEE-07-0002
                                                                           Beale AFB Housing Privatization Project


                                      During the period of time that the Government furnishes utilities, all
                                       tenants will be billed at the non-DoD rate. Current Government utility
                                       rates are included in Utility Sales Rates (Appendix E). If and when the
                                       utility systems are privatized, the PO and the tenants shall pay the utility
                                       bills at market rates directly to the new utility provider.
            3.3.8.7    Demolition Plan
                       3.3.8.7.1         General Requirement
                                   The HRO shall establish and implement a Demolition Plan as part of the
                                   overall Construction Management Plan. The Demolition Plan shall clearly
                                   establish a phased approach to demolition of existing units (including
                                   surplus units), appurtenances, and infrastructure. All facilities and other
                                   aboveground improvements (e.g., facilities, roads, utilities, etc.) must be
                                   removed unless otherwise indicated herein. All demolition work must be
                                   accomplished within six years of transaction closing.
                       3.3.8.7.2         Facilities
                                   All facilities scheduled for demolition are as indicated in Existing Inventory
                                   (Appendix B). Unless otherwise indicated, after demolition is complete, the
                                   PO shall grade (cut and fill as necessary) to drain and seed all areas not
                                   scheduled to receive new construction. The seed mix will be coordinated
                                   with Beale AFB Civil Engineer personnel prior to seeding.
                       3.3.8.7.3         Utilities
                                   The PO shall remove all above ground utilities. Underground utility mains
                                   scheduled for demolition may be capped at the main and abandoned in
                                   place; however, the PO shall remove all laterals. Unless otherwise
                                   indicated, after demolition is complete, the PO shall grade (cut and fill as
                                   necessary) to drain and seed all areas not scheduled to receive new
                                   construction. The PO shall provide “as-built” drawings to the Government
                                   showing where utilities have been capped and abandoned. The seed mix will
                                   be coordinated with Beale AFB Civil Engineer personnel prior to seeding.
                       3.3.8.7.4         Roads and Fences
                                   The PO shall completely remove all roads and fences scheduled for
                                   demolition. Unless otherwise indicated, after demolition is complete, the
                                   PO shall grade (cut and fill as necessary) to drain and seed all areas not
                                   scheduled to receive new construction. The seed mix will be coordinated
                                   with Beale AFB Civil Engineer personnel prior to seeding.
                       3.3.8.7.5         Haul Routes
                                   The sole haul route for all delivery of all construction material and removal
                                   of demolition debris to and from the Base shall be through the Wheatland
                                   Gate. Primary access to the Wheatland Gate is from California Highway 65.
                                   The designated haul route that shall be used from the Wheatland Gate runs
                                   along J Street to Warren Shingle Road to Camp Beale Highway.


                       3.3.8.7.6         Disposal Site
                                   There is not a landfill available on Beale AFB. All debris must be hauled to
                                   a Government-approved site off the Installation. Recycling is highly
                                   encouraged. The PO shall research and pursue economical means of selling
Beale AFB RFP 070122   Page 44
Beale AFB                                                                        Solicitation Number AFCEE-07-0002
                                                                              Beale AFB Housing Privatization Project


                                       or recycling construction and demolition debris. The PO shall be
                                       responsible for all necessary disposal and hazardous (hazmat) permits.
               3.3.8.8      Payment and Performance Bonds
                            Prior to the commencement of any phase of construction, the PO shall submit to the
                            Government and receive approval of payment and performance bonds. All payment
                            and performance bonds, at a minimum, must: (i) be issued by a Qualified Surety; and
                            (ii) be in a form satisfactory to the Government; and (iii) be in the amount of the total
                            cost of construction per phase; and (iv)guarantee the performance of the construction
                            contract.
               3.3.8.9      Insurance Requirements
                            The PO shall ensure appropriate insurance is in place for the property as described in
                            Appendix Q by transaction closing.
            3.3.9           Certificate of Compliance
               The Government or its representative will provide the PO a Certificate of Compliance once the
               PO has completed construction and renovation of each phase in compliance with the final design
               and construction plans (i.e. Final Plans) to the Government’s satisfaction.
            3.3.10          Controlling Provisions
                    In the event of any inconsistencies between the provisions of Section 3.3 and the provisions of
                    the Appendices and Tables that are a part of this RFP, the provisions of Section 3.3 shall
                    control.

3.4   PROPERTY MANAGEMENT
      Ability to properly manage the proposed project is critical to the long-term viability of the development.
      The HRO’s final plans identified in this Section are to be incorporated into an operating agreement that
      will govern day-to-day property management of the project.
            3.4.1          Property Operations and Management Plan
               The HRO shall establish a Property Operations and Management Plan for the privatized housing
               throughout the 50-year project term. The plan shall describe the approach to day-to-day
               operations of the housing development. The plan shall encompass on-site property management
               staffing and functions, occupant relations, interface with the MRC and other property
               management and insurance requirements. The HRO shall also include a copy of the Property
               Management Contract. The on-site property management office shall be staffed with
               professionally trained management and maintenance staff who will interface with military
               members and their families. The property manager shall be certified by a nationally recognized
               professional property management association. The fee for the property manager shall be
               expressed as a percentage of gross rents and shall compensate the property manager for the
               provision of all services.
            3.4.2          Unit Occupancy Plan
               The HRO shall establish a Unit Occupancy Plan to include, but not be limited to, maintaining
               demographics and the requirements of this Section. The Government will not guarantee
               occupancy of the units. However, the Beale AFB Housing Management Office (HMO) apprises
               service members of the housing options available in the community, including privatized housing.
               Freedom of housing choice (except where restrictive sanctions apply) shall be preserved. The PO
               shall compile and maintain a waiting list (See Section 3.4.2.4).



Beale AFB RFP 070122        Page 45
Beale AFB                                                                   Solicitation Number AFCEE-07-0002
                                                                         Beale AFB Housing Privatization Project


            3.4.2.1          Target Tenant
                        Target Tenants are those members of the Uniformed Services and their families
                       authorized to reside in Beale AFB’s family housing units.
            3.4.2.2          Other Eligible Tenants
                       3.4.2.2.1           Vacancy Rates
                       If during the Lease Term the occupancy of the Project falls below ninety-five percent
                       (95%) for the number of consecutive days provided below (exclusive of any housing
                       units not available due to scheduled demolition, repair and maintenance) (calculated in
                       accordance with accepted industry standards), the Project Owner shall have the right to
                       offer vacant housing units to Other Eligible Tenants in accordance with the Rental Rate
                       Management Plan and the Unit Occupancy Plan, which shall allow immediate rental to
                       Other Active Duty Members of the Uniformed Services (accompanied and
                       unaccompanied) and National Guard and Reserve Military Members (accompanied and
                       unaccompanied); after 30 consecutive days allow rental to Federal Civil Service
                       employees, Retired Military and Retired Federal Civil Service employees; after 60
                       consecutive days allow rental to DoD contractors and after 90 consecutive days allow
                       rental to the General Public. Notwithstanding the above, the Project Owner, with the
                       prior written consent of the Government, may offer vacant housing units to Other
                       Eligible Tenants on terms stated in such written consent.
                       3.4.2.2.2           Other Eligible Tenant Lease Terms
                       Tenant Leases shall not have a term in excess of one year. The Project Owner
                       acknowledges and agrees that the Government is agreeing to permit the occupancy of
                       housing units by Other Eligible Tenants (in the priority set forth below) during the term
                       solely as an accommodation to the Lessee and that Target Tenants shall re-acquire
                       priority placement rights (as provided in the Unit Occupancy Plan) to each housing unit
                       occupied by any Other Eligible Tenants following the expiration of the initial one-year
                       term of such Other Eligible Tenant’s Tenant lease. Upon expiration of the initial one-
                       year term of the Other Eligible Tenant’s Tenant lease, such lease may be renewed for
                       one or more periods not to exceed 12 months each, so long as there is no Target Tenant
                       available for that housing unit, provided, however, that such Tenant Lease may be
                       renewed if required by Applicable Law whether or not there is a Target Tenant
                       available. The Project Owner shall make all housing units occupied by Other Eligible
                       Tenants, which are renewed for such periods available to Target Tenants in accordance
                       with the Unit Occupancy Plan. Upon the expiration of any such renewal term, the
                       Project Owner shall, consistent with the terms of the applicable Tenant Lease, take all
                       action necessary in order to accommodate Target Tenants who desire to rent such
                       housing units.
                       3.4.2.2.3           Advertisements
                       The PO is encouraged to advertise to Target Tenants. The PO shall communicate its
                       advertising strategy for Other Eligible Tenants with the HMO. Advertising that targets
                       the general public should commence only after 60 days of advertising to Other Eligible
                       Tenants in categories 1 through 6 (see Table 12 below) has failed to increase
                       occupancy to 95% and with prior written notice to the Government.




Beale AFB RFP 070122   Page 46
Beale AFB                                                                     Solicitation Number AFCEE-07-0002
                                                                           Beale AFB Housing Privatization Project


                            Table 12 – Priority List For Other Eligible Tenants
                       OTHER ELIGIBLE TENANTS (listed in descending order of priority)
                       1. Other Active Duty Members of the Uniformed Services/Families
                       2. Federal Civil Service Employees
                       3. Retired Military Members/Families
                       4. National Guard and Reserve Military Members/Families
                       5. Retired Federal Civil Service
                       6. DoD Contractor/Permanent Employees (US Citizens)
                       7. General Public


            3.4.2.3           Housing Unit Offerings
                        Military members of the appropriate grade on the housing waiting list shall be
                        considered by the PO to fill projected housing vacancies. The PO shall offer the unit to
                        the appropriate grade individual at the top of the waiting list. A military member under
                        obligation to give their current landlord 30 days notice of their intent to vacate shall be
                        allowed to sign a lease with the PO at least 30 days prior to the effective day of the
                        lease. Acceptance or rejection of the PO’s housing unit will be the sole decision of
                        each prospective tenant.
            3.4.2.4           Waiting List Management
                        The PO will maintain specific waiting lists by grade/category, bedroom requirement,
                        and type of housing requested. The waiting list will be updated bi-weekly and a copy
                        provided to the HMO weekly for posting. The PO shall also post the list at their place
                        of business.
                        3.4.2.4.1            Exhausted Waiting List for Target Tenants
                                    In the event the waiting list for the desired category has been exhausted, the
                                    PO may elect to hold the unit vacant awaiting an appropriate ranking
                                    military member, or subject to approval by the Government, offer the unit to
                                    a military member from a higher or lower category. However, if this is done
                                    and the result is a lease with a member of a different category than
                                    originally targeted, the unit-based target rental rate for that unit will be
                                    adjusted (up or down) accordingly to match the BAH rate of the member
                                    assigned the unit, and the next vacancy from that particular category that
                                    was offered the unit will then be filled from the list of the original
                                    requirement. Example: If an E-5 is offered an E-6 unit-based house and
                                    accepts it, then the E-5 would pay an E-5 “with dependents” BAH rental
                                    rate and the next available E-5 house would be offered to an E-6 who would
                                    pay a rental rate at the E-6 “with dependents” BAH rental rate to balance the
                                    demographic requirements for the project.
                        3.4.2.4.2            Request for Priority Placement to Relieve Hardship
                                    The Installation Commander or designated representative can request
                                    priority placement on the waiting list when hardship conditions exist. If
                                    accepted, the member will be offerred the next uncommitted unit regardless
                                    of target category available.
                        3.4.2.4.3            Handicap Accessible Units
                                    Military members who require handicap accessible units will be offerred
                                    such a unit, within the target category. If a handicapped accessible unit is
Beale AFB RFP 070122    Page 47
Beale AFB                                                                     Solicitation Number AFCEE-07-0002
                                                                           Beale AFB Housing Privatization Project


                                  occupied by tenants who are not handicapped, they will be required to
                                  vacate the unit or another unit will have to be provided that would meet the
                                  needs of the handicapped tenant.
            3.4.2.5          Vacancy Rates
                       Vacancy rates shall be determined by dividing the total number of vacant available
                       units by the total number of available units in the required inventory. A unit shall not
                       be considered available when: (a) it is undergoing change of occupancy maintenance,
                       or repairs that prohibit occupancy, (b) a new unit does not meet the construction
                       standards contained herein, as determined by the Government, (c) a renovated unit does
                       not meet the construction standards contained herein, (d) it is within 30 days after the
                       issuance of a Certificate of Compliance or equivalent, (e) it is under a signed lease, (f)
                       it is an unoccupied Key and Essential’s unit, (g) it is not habitable, or (h) if is excluded
                       by agreement with the Government.
                       The PO will report occupancy data to the HMO on a monthly basis.
            3.4.2.6          Change in Tenant Status
                       The rent for any housing unit shall be no greater than the BAH for members with
                       dependents of the pay grade designated for the particular unit, minus the utility
                       allowance for such housing unit except as noted in exhausted waiting list above. In the
                       event of promotion or demotion, the member may request a move to the category of
                       housing which is appropriate for his/her rank. A move can also be requested if the
                       members bedroom qualification changes. In either of these cases the move would be
                       voluntary and at the member’s expense. In the event the member is no longer eligible
                       for housing, the member shall terminate his or her lease with 30-days notice.
                       Tenants shall notify the PO within 30 days of change in eligibility status (i.e.,
                       dependents vacate property, loss of dependents, divorce or separation).
            3.4.2.7          Retention and Termination of Assigned Housing
                       The Government’s intent is that eligible members keep privatized housing for the
                       duration of their tour at the installation unless there are reasons which justify
                       reassignment, retention or termination. Requests for retention are submitted to the
                       Installation Commander or designee for approval or disapproval.
                       Under normal circumstances, the eligible member will still be receiving BAH and it
                       will be transparent to the PO. There are circumstances that retention of quarters will be
                       approved and the eligible member will not be entitled to BAH. Under these
                       circumstances, the eligible member will be required to pay a rental charge directly to
                       the PO. The rental charge will equal the rental rate that the eligible member was
                       paying before the action that made them ineligible for BAH.
                       Military members may voluntarily terminate privatized housing for personal reasons
                       after fulfillment of the mandatory one-year tenancy. After the one-year tenancy,
                       eligible members’ leases will revert to a month-to-month lease.
            3.4.2.8          Tenant Lease
                       The Tenant Lease shall include provisions for: change of occupancy cleaning; pets; in-
                       home child care and other business operations; facility modifications by tenant; tenant
                       regulations regarding use, storage, and disposal of environmentally hazardous
                       materials; tenant leases/eviction/dispute resolutions in accordance with the laws of the
                       State of California; termination of the tenant lease agreement upon barment of a tenant
                       or tenant family member from the Installation (applicable during the term of the
                       project); military clause; itemization of fees and charges (if any) which may be
Beale AFB RFP 070122   Page 48
Beale AFB                                                                    Solicitation Number AFCEE-07-0002
                                                                          Beale AFB Housing Privatization Project


                       imposed upon a tenant and the purpose for such; and changes in dependent or marital
                       status. A list of clauses to be included in the tenant lease is attached as Mandatory
                       Tenant Lease Clauses (Appendix M).
            3.4.2.9           Social Visits
                       By Government standards, units are classified as single-family dwellings; therefore,
                       occupancy by more than one family is not authorized. Relatives of the Tenant or the
                       Tenant’s spouse are considered normal residents of the household and are not social
                       visitors, regardless of the period of stay.
                       Social visits of military personnel assigned to the Installation and civilians residing
                       outside the commuting area are limited to 30 days. Social visits by personnel residing
                       within the commuting area are limited to no more than two days.
            3.4.2.10          Tenant Application and Vacating Procedures
                       The HRO shall develop a tenant application, check-in and vacating procedures, and
                       related forms.
                       The PO shall not assess damages to occupants vacating units unless a baseline
                       condition assessment was held at the time of signing of the lease and at the time of
                       vacating the unit. Similarly, the PO shall not assess damages to occupants vacating
                       units if the damages would otherwise be repaired or replaced through a scheduled
                       renovation or replacement prior to occupancy by another tenant.
            3.4.2.11          Tenant’s Renters Insurance
                       (i)        Notice of Tenant’s Responsibility. At the time of execution of a Tenant
                                 Lease, the PO shall advise the tenant, in writing, and the tenants shall
                                 acknowledge, in writing, that neither the Government nor the PO insures the
                                 personal property and leasehold improvements of the tenant, although they may
                                 have rights and remedies under the Military Personnel and Civilian Employees
                                 Claims Act (MPCECA). The military member should be referred to their base
                                 legal office for additional information regarding MPCECA.
                       (ii)      Desired Tenant’s Renters Insurance for Target Tenants. It is desired that
                                 the PO offer Tenant’s Renters Insurance to all Target Tenants. If provided, the
                                 PO shall, at its sole cost and expense, make Tenants Renter’s insurance
                                 available to Target Tenants. Target Tenants shall apply through the PO for
                                 such coverage and will be insured upon acceptance for coverage by the PO’s
                                 insurer at no cost to the Target Tenants. Target Tenants shall not be
                                 unreasonably refused insurance coverage.
                                 a) This insurance policy may have up to a $250.00 deductible comprehensive,
                                    named-peril replacement cost value policy with a replacement cost
                                    endorsement valued at no less than $20,000 per eligible military member
                                    and their family. The PO is not required to pay the deductible.

                                 b) The policy shall cover the tenant’s personal property in the Premises
                                    including, without limitation, any property removable by the tenant under
                                    the provisions of the Tenant Lease, and all leasehold improvements
                                    installed in the Premises by or on behalf of the tenant, against loss or
                                    damage caused by the following: theft, fire or lightning, windstorm or hail,
                                    explosion, riot or civil commotion, aircraft or vehicle damage, smoke
                                    damage, vandalism or malicious mischief, loss breakage, glass breakage,
                                    falling objects, damage caused by weight of ice, snow or sleet, water

Beale AFB RFP 070122   Page 49
Beale AFB                                                                     Solicitation Number AFCEE-07-0002
                                                                           Beale AFB Housing Privatization Project


                                      damage from an accidental discharge from plumbing or HVAC system,
                                      sudden and accidental tearing apart, cracking, burning, or bulging of an
                                      HVAC, fire prevention or sprinkler system or an appliance for heating
                                      water, freezing damage to plumbing, HVAC or household appliances, and
                                      electrical surge damage.

                                   c) The policy shall include $100,000 in liability coverage for active-duty
                                      military tenants and their families.

                                d) The PO shall not be responsible for providing supplemental coverage or
                                   costs for coverage provided by a different policy.
         3.4.2.12         Tenant Background Checks
                         Tenant Background Checks
                         Prior to entering into a Tenant Lease with any tenant applicant who does not
                         have unrestricted and unsupervised base access (“Restricted Tenant Applicant”),
                         and annually thereafter, the PO must request and receive written confirmation
                         from the Installation Security Forces that the Restricted Tenant Applicant and
                         any other individuals over the age of eighteen (18) who shall also occupy the
                         privatized unit and does not have unrestricted and unsupervised base access
                         (collectively, “Restricted Tenant Applicants”) meet the Installation’s unrestricted
                         and unsupervised security base access eligibility requirements (“Access
                         Requirements”). Installation Security Forces shall apply the same screening and
                         notification processes that are used to determine whether employees of
                         Government contractors or other members of the general public satisfy the
                         Access Requirements to determine whether Restricted Tenant Applicants satisfy
                         the Access Requirements. If the Installation does not screen employees of
                         Government contractors or other members of the general public before granting
                         them unrestricted and unsupervised base access, then prior to entering into a
                         Tenant Lease with Restricted Tenant Applicants and annually thereafter, the PO
                         shall conduct commercially reasonable criminal background checks on all
                         Restricted Tenant Applicants. All actual costs associated with criminal
                         background checks shall be the responsibility of the PO. On or before the
                         closing date, the Government shall provide to HRO a copy of the Access
                         Requirements and thereafter shall provide promptly to HRO a copy of any
                         amendments to or restatements of the Access Requirements.”

            3.4.3        Rental Rate Management Plan
               The HRO shall establish a Rental Rate Management Plan which shall include, but not be limited
               to, the requirements of this Section.
               3.4.3.1         Rental Rates for Accompanied Active Duty Military Tenants
                         Unit rents will be fixed by unit type and shall not exceed the BAH “with dependent”
                         rate of the military grade for which the particular unit was designated less a utility
                         allowance as defined herein (unless otherwise approved by the Government in
                         accordance with Section 3.4 herein). The maximum rental rate for multiple member
                         households is based on the “with dependent” rate BAH of the senior ranking member.
                         A Rental Rates Schedule shall be developed based on the number of units, grades, and
                         unit types found in Table 4. Rents shall include water, sewer, refuse collection, ground
Beale AFB RFP 070122     Page 50
Beale AFB                                                                    Solicitation Number AFCEE-07-0002
                                                                          Beale AFB Housing Privatization Project


                       maintenance for common areas, and operations and maintenance of the project.
                       Although BAH is paid in arrears, rent will be paid on the first day of the month to
                       which such rent applies. Utility meters will be installed as required in Section
                       3.3.8.6.3. While the PO is paying all the utility costs, the member will surrender his
                       or her entire BAH to the PO. In these cases, rent shall not exceed BAH.
                       Target Tenants occupying housing units on the project closing date shall continue to
                       pay rent in arrears so long as they continuously reside in privatized housing on the
                       same installation. Rent for other Target Tenants shall be payable beginning on the
                       commencement date of the Tenant Lease and thereafter on or about the first day of
                       each month.
                       If a military member elects (with Government approval) to rent a unit designated for a
                       higher military grade, the PO may charge the BAH “with dependent” rate of the
                       military grade for which that unit was designated (e.g., an E-5 living in an E-6 unit).
                       Any members who “rent-up” must sign a statement that they recognize they are renting
                       a unit above their bedroom or size requirement and are paying an amount out-of-pocket
                       for that reason. Provided, however, the PO shall grandfather current “rent-up”
                       occupants so they shall not pay out-of-pocket expenses for residing in the “rent-up”
                       unit.
            3.4.3.2          Rental Rates for Other Eligible Tenants
                       Rents for unaccompanied military members shall not exceed the BAH “with
                       dependent” rate of the lowest active duty military family eligible to lease the unit.
                       Rents for Other Eligible Tenants shall not be less than the highest rate offered to Target
                       Tenants for identical units within the immediately preceding 30 days.
                       Other Eligible Tenants occupying housing units on the project closing date shall
                       continue to pay rent in arrears through an allotment so long as they continuously reside
                       in privatized housing on the same installation. Rent for Other Eligible Tenants whose
                       lease terms commence after project closing shall be payable beginning on the
                       commencement date of the Tenant Lease and thereafter as provided in the Tenant
                       Lease.
            3.4.3.3          Rent Allowance Changes
                       The PO may provide in the tenant lease for adjustments to rent at any time during the
                       lease term due to changes in BAH whether BAH increases or decreases. The tenant
                       will be responsible for contacting his or her local military pay office to change his or
                       her allotment based on annual changes in the BAH.
                       BAH Changes. The Government generally publishes these changes in December or
                       early January of each year.
            3.4.3.4          Utility Allowance
                       The utility allowance is intended to enable occupants to pay the cost of utilities
                       (electricity and natural or LP gas) directly to the utility providers. The PO shall pay for
                       water, sewer, and refuse collection. The Government’s intent is that utilities shall not
                       be a profit center for the PO.
                       Beginning twelve-months after the effective date of the Lease of Property, the PO shall
                       submit its calculations for the monthly utility allowance for each unit type (whether or
                       not the PO intends to implement the utility allowance the following year) with its
                       annual operating budget for Government approval. The monthly utility allowance
                       calculation includes the calculation of utility consumption (defined in 3.4.3.4.1) and the
                       calculation of utility rate (defined in 3.4.3.4.2).
Beale AFB RFP 070122   Page 51
Beale AFB                                                                    Solicitation Number AFCEE-07-0002
                                                                          Beale AFB Housing Privatization Project


                       3.4.3.4.1            Calculation of Utility Consumption
                                   The calculation of utility consumption shall include data through the most
                                   recent month for which data is available and shall be calculated for each
                                   unit type. Until the PO has five-year’s actual usage history for each unit
                                   type, the PO will calculate the utility consumption using a five year rolling
                                   average of actual utility consumption and estimated utility consumption
                                   (using http://www.homeenergysaver.lbl.gov or a similar site approved by
                                   the Air Force if such site is no longer available to get the estimated utility
                                   consumption). If the variance between the actual utility consumption and
                                   the estimated utility consumption exceeds 10%, the PO and Air Force may
                                   negotiate the utility consumption. For the sixth year and all subsequent
                                   years, the utility consumption shall be the average actual utility
                                   consumption from the previous five years.
                       3.4.3.4.2            Calculation of Utility Rate
                                   The calculation of utility rate shall be the average for the twelve-month
                                   period ending with the most recent month for which data is available.
                       3.4.3.4.3            Calculation of Monthly Utility Allowance
                                   The monthly utility allowance is calculated as 110% of the sum of (i) the
                                   product of the calculation of utility consumption and the calculation of
                                   utility rate and (ii) any other associated fees and charges.
                                   For example, on October 1, 2006 the PO would submit its calculation for
                                   the monthly utility allowance for 2007. The calculation of the monthly
                                   utility allowance could use utility consumption data for the period ending
                                   June 30, 2006 and the utility rate data for the twelve-month period ending
                                   August 31, 2006.
                       3.4.3.4.4            Utility Allowance Payment Responsibility
                                   The PO shall provide members with the monthly utility allowance and
                                   members shall begin paying for utilities in accordance with the timing of the
                                   transfer of payment responsibility in the PO’s Transition Plan, or, if the
                                   Transition Plan does not include such timing, then no later than twenty-four
                                   months after issuance of the Certificate of Development Completion.
                       3.4.3.4.5            Reporting
                                   The PO will provide all military members currently residing in housing
                                   units a report with the low, high and average utility usage for their unit
                                   types each year when the utility allowances are established.
            3.4.3.5          Requirements for Designated Quarters
                       Incumbents of certain key and essential positions are required to reside in specific
                       privatized housing units (“designated quarters”) as a matter of military necessity or as a
                       condition of employment. The positions are identified by the Government and usually
                       include Special Command Positions (SCP) and Command Positions.
                       The PO shall provide two units for designated quarters subject to the Government’s
                       prior written approval. The specific address and position information required will be
                       released by the Government to the PO under separate cover.




Beale AFB RFP 070122   Page 52
Beale AFB                                                                      Solicitation Number AFCEE-07-0002
                                                                            Beale AFB Housing Privatization Project


               3.4.3.6         Requirements for Key and Essential Personnel
                         There are 48 Key and Essential Personnel, of which two personnel are required to
                         reside in designated units.
                         The Installation Commander determines which positions are considered Key and
                         Essential. Specific quarters are not designated for Key and Essential positions.
                         However, as determined by the Installation Commander, certain areas or groups of
                         houses may be reserved for specific Key and Essential Personnel. Quarters in these
                         areas shall not be held vacant for greater than 90 days awaiting the arrival of Key and
                         Essential Personnel. Key and Essential Personnel who do not have a unit available to
                         them upon arrival to the base move to the top of the appropriate waiting list.
                         When members are assigned to Special Command, Command, or Key and Essential
                         Positions and are single or not accompanied by family members, and there are no other
                         on-base facilities (i.e., Unaccompanied Officer Quarters (UOQ)), they may be required
                         to reside in privatized family housing. Some of the identified positions and personnel
                         may be single or not accompanied by family members. In the event these members
                         receive BAH at the “without dependents” rate or are not accompanied by dependents,
                         then such military members shall pay rent at the BAH “without dependents” rate. The
                         PO shall accept rent at the “without dependent” rate BAH less a utility allowance.
               3.4.3.7         General Officer Quarters (GOQ) and Special Command Positions (SCP)
                         Projects may contain designated units as GOQs and SCPs. GOQs and SCPs receive
                         close scrutiny from both the private and public sectors, with special congressional
                         interest. GOQs follow the same assignment and vacancy criteria described in the
                         Requirements for Designated Positions and Key and Essential Personnel Section above.
                         If required, the Government may authorize and fund permanently installed or
                         removable communication and antiterrorism/force protection requirements in the
                         development.
               3.4.3.8         Rates for Government Supplied Utilities
                         If the Government furnishes utilities, all tenants will be charged the non-DoD rate.
                         Current utility rates are included in Utility Sales Rates (Appendix E). In this instance,
                         the PO shall read utility meters and bill tenants directly. The PO shall pay a single bill
                         to the Government monthly. In the event any or all of the utilities are privatized and no
                         longer owned by the Government, the PO and/or tenants will pay the applicable utility
                         provider’s rates which may differ from the non-DoD rates.
               3.4.3.9         Tenant Security Deposits
                         No tenant security deposits other than pet deposits may be required from Target
                         Tenants. However, Target Tenants occupying housing units on the project closing date
                         will not be required to pay pet deposits so long as they continuously reside in privatized
                         housing on the same installation. Target Tenants shall not be charged for any move-out
                         expenses resulting from ordinary wear and tear of a housing unit. The PO may require
                         security deposits and/or fees from Other Eligible Tenants for damage, cleaning, and
                         pets. The total of permitted deposits and fees shall not exceed the monthly rent in
                         effect at the time the Tenant Lease is signed. All fees and deposits must be disclosed to
                         the Government. Retention of tenant deposits and notices relating to them must
                         comply with local and state laws.
            3.4.4        Facilities Maintenance Plan
               The HRO shall establish a Facilities Maintenance Plan for the housing units and other facilities
               (including all common grounds, units, and support facilities). The PO shall maintain housing in
Beale AFB RFP 070122     Page 53
Beale AFB                                                                   Solicitation Number AFCEE-07-0002
                                                                         Beale AFB Housing Privatization Project


            such a manner that the development will prove attractive to military members and their families
            and ensure high occupancy rates over the term of the project. The following types of
            maintenance are the minimum that shall be addressed in the Facilities Maintenance Plan:
               Service Response (Emergency, Urgent, and Routine)
               Qualified management staff, in addition to certified property manager
               Preventive Maintenance and Repair
               Change of Occupancy Maintenance (COM)
               GOQ Maintenance
               Vacant Units Maintenance and Repair
               Infrastructure (Streets and Utilities) Maintenance and Repair
               Grounds Maintenance (individual yards, common and recreational areas)
               Tree and shrub maintenance at units including vacant units (foundation plantings) and
                common areas (including tree trimming, dead tree/plant replacement)
               Curbside Refuse Collection, Bulk Trash (Christmas trees, etc.) Collection, and Recycling
               Entomology and Pest Control
               Lockout and Key Services
               Safety and Security
               Personnel (Property Manager and On-call Emergency personnel and plan)
               Quality Control (procedures and customer feedback).
            3.4.4.1          Desired Facility Maintenance Features
                       Desired features listed below are in descending order of importance.
                          Operation of a Self-Help Store
                          Hazardous waste collection program
                          Complete yard service
                          Mini-storage units
            3.4.4.2          Maintenance Management
                       The Plan shall provide a local maintenance manager responsible for work performance.
                       The maintenance manager or alternate shall be available by telephone for 12 hours a
                       day Monday-Sunday between the hours of 6:00 a.m. and 6:00 p.m. The maintenance
                       manager shall have at least three years of multifamily development maintenance
                       management experience.
            3.4.4.3          Quality Control
                       Quality control provisions shall be provided for evaluation and review. The provisions
                       shall include, but not be limited to, a description of the inspection system to cover all
                       maintenance services, frequency of inspections, control procedures, and methods for
                       identifying and preventing defects in the quality of service performed. The provisions
                       shall also describe the type of records to be maintained for document inspections and
                       corrective or preventive actions and proposed maximum response times and completion
                       goals for each maintenance area.


Beale AFB RFP 070122   Page 54
Beale AFB                                                                         Solicitation Number AFCEE-07-0002
                                                                               Beale AFB Housing Privatization Project


            3.4.4.4            Service Responses
                        The PO shall be available to respond to service calls at a minimum during the hours
                        indicated below in Table 14. Minimum service responses by category are shown in
                        Table 15 below.
                        3.4.4.4.1             Emergency Service
                                    Emergency service shall consist of correcting failures or deficiencies that
                                    constitute an immediate danger or health hazard to occupants or threaten
                                    severe property damage. If the breakdown, stoppage, or loss of a critical
                                    system or equipment may endanger life or property, a highest priority
                                    response shall be assigned to the problem. Examples of emergency service
                                    calls include breaks in water, wastewater, or natural gas lines, natural gas
                                    leaks, equipment failures, utility outages, and doors and windows that
                                    cannot be secured. Emergency responses may be downgraded after an
                                    initial response mitigates the immediate hazard and the threat to life, health,
                                    or safety.
                        3.4.4.4.2             Urgent Service
                                    Urgent service calls shall consist of correcting failures that do not
                                    immediately endanger the occupants or threaten damage to property, but
                                    that would soon inconvenience and affect the health and well-being of the
                                    occupants.
                        3.4.4.4.3             Routine Service
                                    Routine service includes maintenance or repair actions that do not meet the
                                    criteria of an emergency or urgent service call. The service response –
                                    hours of operation and response and completion times are shown below in
                                    Tables 13 and 14 respectively.

                              Table 13 – Service Responses – Hours of Operation
                    CATEGORY                                          AVAILABILITY
            Emergency Service                7 days a week, 24 hours a day
            Urgent Service                   7 days a week, 12 hours a day, between 6 a.m. and 6 p.m.
            Routine Service                  Monday – Friday, 12 hours a day between 6 a.m. and 6 p.m.

                      Table 14 – Service Responses – Response and Completion Times
                    CATEGORY                    RESPONSE TIMES (a)                 COMPLETION TIMES
            Emergency Service                One Hour                          One Day
            Urgent Service                   24 Hours                          5 Days
            Routine Service                  5 Calendar Days                   15 Calendar Days
            (a) Response time includes contacting resident, appraising the problem, and scheduling a solution.


            3.4.4.5            Recurring and Preventive Maintenance and Replacement
                        The PO shall accomplish recurring and preventive maintenance and replacement on all
                        development assets to ensure that the development remains attractive and functionally
                        sound throughout the term of the project. The PO shall perform maintenance, repair

Beale AFB RFP 070122    Page 55
Beale AFB                                                                     Solicitation Number AFCEE-07-0002
                                                                           Beale AFB Housing Privatization Project


                         work, and cleaning to meet commercial standards and manufacturers’ written
                         recommendations; and conform to Applicable Laws.
               3.4.4.6         Change-of-Occupancy Maintenance (COM)
                         The PO shall provide COM on housing units to repair any damaged or inoperable
                         components, to ensure all components are in good working order, and to ensure units
                         are aesthetically pleasing and clean. During change of occupancy, the PO shall ensure
                         all equipment is in proper working order, paint interior and exterior of units where
                         necessary, replace damaged floor covering, and ensure complete cleaning. The
                         Government shall review and approve COM standards prior to implementation by the
                         PO.
               3.4.4.7         GOQ Maintenance
                         Maintenance of GOQs is an area of significant concern for the United States Air Force.
                         The Air Force requires that every Government-owned GOQ in the active inventory
                         report their maintenance, repair, and minor alteration costs on a quarterly and annual
                         basis. Statutory constraints require that any expenditures exceeding $35,000 per year
                         be reported to the Congress.
                         For privatized GOQs these statutory requirements do not apply; however, the PO shall
                         follow a “prudent landlord” concept, accomplishing work to keep the quarters
                         comfortable and protect the significant investment in these homes. The HRO shall
                         prepare a GOQ appendix to the Capital Repair and Replacement Plan that details all
                         programmed maintenance repair, service, and minor alteration requirements as
                         described in the Individual Facility Profile (IFP). The IFP will be available for review
                         at the Installation. Upon the completion of any program work during the annual
                         execution of the Capital Repair and Replacement Plan, the PO shall validate the
                         program and actual costs and report any cost overruns to the HMO. The HMO shall
                         provide formats associated with cost reporting and validation.
                         The PO will not start any work associated with GOQs until it receives written approval
                         from the HMO. The PO is responsible for monitoring costs and providing quarterly
                         reports on expenditures covered under Section 3.2.5.1. Government material support
                         for privatized GOQ and SCP housing is limited to furnishings that do not require fixed
                         installation. The PO will not be responsible for furnishing the GOQ and SCP housing.
            3.4.5        Capital Repair and Replacement Plan
               The HRO shall establish a Capital Repair and Replacement Plan for long-term major repair and
               replacement requirements to ensure the site development and housing are maintained in quality
               condition throughout the duration of the agreement. This plan shall include, but not be limited to,
               site conditions such as pavement repair, utility upgrades (utility components owned and operated
               by the PO), landscaping improvements, and recreational equipment. It shall also include repair
               and replacement of housing unit components or systems such as roofing, equipment, and interior
               upgrades. Capital Repair and Replacement Plan shall be demonstrated to be in accordance with
               guidelines from the current National Association of Home Builders (NAHB) Housing Facts,
               Figures, and Trends publication, manufacturers’ recommendations, other recognized industry
               standards, or other Applicable Laws. The plan shall be supported with funds from the
               Replacement Reserve Account.
            3.4.6        Reinvestment Plan
               The HRO shall provide a Reinvestment Plan that will protect and enhance the Property through
               reinvestment in the Property in the form of quality-of-life improvements which will directly
               benefit the property residents. It shall ensure the development continues to meet prevailing

Beale AFB RFP 070122     Page 56
Beale AFB                                                                       Solicitation Number AFCEE-07-0002
                                                                             Beale AFB Housing Privatization Project


               market standards for similar housing developments while continuing to provide safe, quality,
               affordable, well-maintained housing in a community where military families will choose to live.
               It shall also provide for approved minor alterations, services, and improvements for all quarters,
               including conversion and/or alterations to existing two bedroom units to match new two bedroom
               modified standards as described in Section 3.3. The Reinvestment Plan shall also provide for
               out-year modernization and upgrades. With the exception of the out-year modernization and
               upgrade requirement, the plan shall be fully supported with funds from the Reinvestment
               Account. Sources of funds shall be identified for the out-year modernization and upgrade
               requirement. The cost and scope of the proposed reinvestment shall be fully described along with
               the fixed ceiling percentage of profit on the execution of all Reinvestment Plan-related work.
            3.4.7          Historic Preservation Plan
               Not applicable


            3.4.8          Environmental Management Plan
                    The HRO shall prepare and implement an Environmental Management Plan for each
                    installation to ensure compliance with environmental requirements. The Environmental
                    Management Plan shall address, but is not limited to, compliance with environmental laws and
                    regulations, asbestos-containing material, lead-based paint, radon, underground storage tanks,
                    soil contamination, spill prevention, hazardous materials and waste, storm water construction
                    permit compliance, storm water post-construction design, dust control, noise control, pest
                    control, environmental permits and regulatory compliance, recycling and waste minimization,
                    sewage overflows, water and wastewater.
            3.4.9          Desired Property Management Features
               Desired features listed below are in descending order of importance.
                     Full-time live service call response by telephone
                     Scheduling of routine service call maintenance after normal duty hours to accommodate
                      occupant’s work schedule
                     Tenant’s renters insurance
                     A Web site for the purpose of accessing waiting lists, tenants submitting work requests,
                      publishing a tenant newsletter, etc.


            3.4.10         Municipal Services To Be Provided By The Government
              The Government will provide fire, law enforcement services, and other emergency services to
              housing located within the Installation boundaries under proprietary or exclusive federal
              jurisdiction. Level of service will include emergency response, force protection, and preventative
              maintenance support. These costs shall be reflected in the operating budget. The PO will
              reimburse the Installation’s service agency for all actual costs incurred for this level of service.
              The Government will provide 120 days prior to the start of the project fiscal year their annual
              estimate for the aforementioned services and will validate the actual charges versus the estimate.
              The Government’s current annual estimate for the aforementioned services is $30.36 per unit. On
              or before September 1st of each year, the Government shall provide written notice to the Lessee
              of the amount of the Fire and Police Services Payment for the fiscal year commencing October 1st
              of such year, which amount shall be payable in four quarterly installments on the tenth (10th) day
              of the first month of each such quarter of such fiscal year. The Government requires payment to
              be made by electronic funds transfer.

Beale AFB RFP 070122        Page 57
Beale AFB                                                                     Solicitation Number AFCEE-07-0002
                                                                           Beale AFB Housing Privatization Project


3.5   ENVIRONMENTAL COMPLIANCE
      The PO shall comply with Applicable Laws, and local environmental laws and regulations. The PO shall
      be responsible for all fines and assessments by regulators for the failure to comply with these standards.
      The PO shall reimburse the Government for any civil or criminal fines or penalties levied against the
      Government for any environmental, safety, and occupational health infractions caused by activities of the
      PO and/or parties associated with the PO. Additionally, the PO shall reimburse the Government for the
      cost of any environmental restoration undertaken by the Government to clean up releases caused by the
      activities of the PO and/or any parties associated with the PO. The HRO shall provide a narrative
      disclosing if any parties associated with the HRO’s proposal have received a fine or Open Enforcement
      Action (OEA) from any local, state, or federal environmental agency (for any family housing
      development project). If fines or OEAs have been received, the HRO shall provide copies of official
      notices, descriptions of corrective actions taken, and proof of payment, waiver, or withdrawal of fine and
      satisfactory compliance.
            3.5.1        Asbestos Containing Material (ACM)
               The PO is responsible for inquiring as to whether the Government has records of the location,
               type, quantity, and characteristics of ACM in any family housing unit or other leased structures
               prior to renovation, maintenance, repairs, or construction that may disturb suspect materials. If
               the Government does not have adequate records to substantiate the status or presence of ACM,
               the PO shall obtain the necessary confirmatory samples and obtain analysis by a State of
               California certified laboratory of bulk materials for asbestos. The Government will not be
               responsible for any handling, removal or containment of asbestos or ACM, or to the extent
               consistent with applicable law, for any liability related thereto. The PO shall perform any and all
               asbestos work in accordance with all applicable laws. PO personnel shall be trained and certified
               as required in accordance with the State of California’s asbestos administrative code. The PO
               shall be responsible for removal and disposal of all ACM on the Leased Premises and shall
               incorporate an asbestos disposal plan in the plans for demolition of the improvements to be
               submitted to the Government. The asbestos disposal plan shall identify the proposed disposal site
               for the asbestos. Removal and disposal of ACM shall be carried out in strict compliance with all
               applicable federal, state, and local laws, rules, regulations, and standards.
            3.5.2        Lead-Based Paint (LBP)/Lead-Based Paint Hazards (LBPH)
               3.5.2.1         Inquiry
                         The PO is responsible for inquiring as to whether the Government has records of the
                         location of LBP in any family housing unit or other structure prior to start of work
                         which might disturb such materials. If additional information is required to
                         substantiate the status or presence of LBP, it shall perform, at its sole expense, such
                         necessary sampling and analysis in accordance with applicable law.
               3.5.2.2         Management and Abatement
                         In its day-to-day management of housing units, the PO shall comply with the HUD
                         guidelines for caring for and maintaining existing LBP in housing. This is critical to
                         protect the health and safety of residents in those occupied units that have not yet been
                         demolished or renovated. The PO will ensure that housing renovation results in the
                         management of any LBP and in the abatement of all LBPH (as that term is used in the
                         Residential Lead-Based Paint Reduction Act of 1992) in those housing units. The PO
                         shall abate LBPH at the point of a change in occupancy if there is one, or if there is no
                         change of occupancy, at the time of a renovation/demolition scheduled in the
                         transaction, or on a more aggressive schedule if the PO desires.



Beale AFB RFP 070122     Page 58
Beale AFB                                                                     Solicitation Number AFCEE-07-0002
                                                                           Beale AFB Housing Privatization Project


               3.5.2.3           Tenant Treatment
                         The PO will treat all residents as if they were tenants for the purposes of 40 C.F.R. §
                         745. For example, the PO will provide the “Protect Your Family from Lead in Your
                         Home” pamphlet (available from the Environmental Protection Agency) to any
                         residents residing in homes that contain LBP.
            3.5.3        Radon
               The PO will take all necessary measures consistent with the Air Force Radon Assessment and
               Mitigation Program (RAMP) to ensure that levels of radon within all housing units are lower than
               the Air Force action level of 4 pico curies per liter. In all new construction and renovation, the
               PO shall implement prudent radon reduction measures consistent with the latest building
               practices.
            3.5.4        Underground Storage Tanks (USTs)
               The PO shall determine the location and the number of unregulated residential heating-oil USTs
               located in the Leased Premises. If unregulated residential heating-oil USTs are located in the
               Leased Premises and demolition, renovation, new construction, grading, excavating, land
               improvements, or other site construction activities will disturb such USTs, then before
               commencing any of these activities, the PO shall remove such USTs.. Any soil contamination
               testing associated with the USTs, and any remediation of any underlying petroleum-contaminated
               soil found, shall be the responsibility of the Government. All workers shall be briefed by the PO
               on the potential presence of petroleum-contaminated soil.
            3.5.5        Soil
               The requisite Environmental Baseline Survey (EBS) indicates that the soil under and immediately
               surrounding the housing units may contain both chlordane (a termiticide) and lead (from lead-
               based paint). The PO shall take care during demolition and renovation to disturb as little of this
               soil as possible. Of particular concern would be earthmoving activities such as grading or
               leveling. The PO shall not remove any soil from the site without appropriate environmental
               testing and written consent from the Government. Prior to occupancy of renovated or newly
               constructed housing where soil was disturbed, the PO shall have a competent risk assessor carry
               out a representative sampling of soil immediately surrounding the housing, gardens, and likely
               children’s play areas. If the results exceed chlordane and lead screening values set under the
               Federal or state law, the PO shall conduct a complete risk assessment. The results of screening
               sampling or a risk assessment will be provided to the Government for approval prior to
               occupancy. Because the proposed action involves the disturbance of soil in this parcel of land,
               the PO shall brief all workers on the potential presence of chlorinated pesticides and lead in soil
               on the Leased Premises.
               As part of the US Air Force’s Munitions Response Program (MRP), Air Combat Command
               conducted an inventory of former ranges at its bases, including Beale AFB. This inventory has
               identified a number of former ranges at Beale AFB. An MRP investigation is currently underway
               at Beale AFB. The emphasis of this investigation is within the current boundaries of Beale AFB.




Beale AFB RFP 070122     Page 59
Beale AFB                                                                      Solicitation Number AFCEE-07-0002
                                                                            Beale AFB Housing Privatization Project


         SECTION 4.0 INSTRUCTIONS TO OFFERORS
4.1   PROVISIONS
      Offerors are required to comply with the following provisions while developing their proposal. Where
      instructions conflict and no order of precedence is specified, the most stringent requirement applies. A
      reference to, or direction to comply with, a particular Section shall include, as appropriate, all subsections
      thereunder. Any information concerning the Solicitation given to any prospective Offeror will be
      furnished promptly to all other prospective Offerors. If the information is necessary in submitting offers,
      or if the lack of it would be prejudicial to any other prospective Offerors, the information will be
      furnished as an amendment to the Solicitation.
            4.1.1       Discussions
               The Offeror’s initial proposal should contain the Offeror’s best terms and be complete in
               accordance with these proposal instructions. Although the Government reserves the right to
               evaluate proposals and recommend a selection without discussions with Offerors, it is customary
               and anticipated that the Government will conduct discussions with the Offerors if the
               Government determines they are necessary. If during the evaluation period, it is determined to be
               in the best interest of the Government to hold discussions, all responses by the Offerors to
               Evaluation Notices (ENs) and any Government requested proposal revisions submitted by the
               Offerors will also be considered when making the determination as to which proposal is the most
               advantageous to the Government.
            4.1.2       Oral Presentations
               Offerors will be required to make oral presentations after submittal of written proposals to exhibit
               their understanding of the Solicitation requirements. Presentations will be scheduled and
               coordinated by the PSC contractor approximately two (2) weeks after submittals are due.
               Presentation material is restricted to PowerPoint slides only, no models or other samples will be
               allowed.
               The presentation session will include a summary of the proposal and a Question-and–Answer (Q-
               A) session. The combined duration of the Offeror’s presentation and the Q-A session shall not
               exceed two (2) hours (excluding intermissions), and the oral presentation shall not exceed fifty
               (50) minutes of that time period. Only the Offeror’s key personnel (including team members’ key
               personnel) may present the summary of the proposal. The Government will provide written
               questions to Offerors several days in advance of the scheduled presentation. Answers to the
               Government’s questions shall be provided solely by the Offeror’s key personnel. The
               Government may also submit questions to Offerors at the conclusion of the oral presentation to
               which the Offeror shall respond at that time. A list of the individuals comprising the Offeror’s
               presenting team and written presentation materials shall be provided to the PSC contractor two
               (2) work days prior to the presentation. At the time of the presentation, each Offeror will be
               required to provide twenty (20) copies of the presentation slides to the Government team.
               Subsequent to the oral presentation the Government will submit written questions to the Offerors,
               in the form of Evaluation Notices (ENs). The Government will retain one paper copy, one
               electronic copy on CD media, in its official file as a historical record of the presentation slides
               and responses to Government questions, even though these materials will not be used in the
               Government’s evaluation process. Written responses to all ENs, along with any Government-
               requested revisions, will be evaluated as part of the Offeror’s proposal.
            4.1.3       Cancellation of the Solicitation by the Government
               The Government is sponsoring the Solicitation solely for the purpose of achieving the goals
               established in the Request for Proposal (RFP). While the Government intends to enter into
               agreements with the HRO, it is under no obligation to do so and reserves the right to cancel the
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Beale AFB                                                                        Solicitation Number AFCEE-07-0002
                                                                              Beale AFB Housing Privatization Project


               Solicitation and reject all submissions. The Government reserves the right to suspend or amend
               all aspects of the Solicitation and to waive informalities and minor irregularities in offers
               received where it is in the Government’s best interest to do so.
            4.1.4       Hold Harmless
               By participating in the Solicitation process, Offerors agree to hold the United States, its officers,
               employees, and consultants harmless from all claims, liabilities, and costs related to all aspects of
               this Solicitation. Under no circumstances will the Government be liable for any real estate
               brokerage commissions, finder’s fees, or other forms of compensation related in any way to
               activities undertaken by any person as a result of this Solicitation. This includes any and all
               activities related to the exclusive negotiations with the HRO.
            4.1.5       Amendments to Solicitation
               This Solicitation may be amended by formal amendment, document, letter, or facsimile. If this
               Solicitation is amended, then all terms and conditions that are not amended remain unchanged.
               Offerors shall acknowledge receipt of any amendments to this Solicitation by the date and time
               specified in the amendment(s). Acknowledgement shall be made by signing and returning the
               amendment(s), or sending a letter via electronic, telegraphic, or facsimile transmission.

4.2   RESTRICTIONS ON FOREIGN PARTICIPATION
      Unless a waiver is granted by the Secretary of Defense, should the Government of a terrorist country have
      a significant interest in the firm or subsidiary then that firm or subsidiary: (a) shall not be selected for the
      project; (b) shall not participate in connection with the project; and (c) shall not be provided a
      Government loan. This restriction is in accordance with Government policies and 10 U.S.C. § 2327. As
      of the date of this solicitation, terrorist countries subject to this provision include: Cuba, Iran, North
      Korea, Sudan, and Syria.

4.3   RESTRICTION ON DISCLOSURE AND USE OF DATA
      Offerors who include in their proposals data that they do not want disclosed to the public for any purpose
      or used by the Government except for evaluation purposes, shall mark the title page with the following
      legend: “This proposal includes data that shall not be disclosed outside the Government and its
      representatives and shall not be duplicated, used, or disclosed in whole or in part for any purpose other
      than to evaluate this proposal.” Mark each page of restricted data with the following legend “Use or
      disclosure of data contained on this page is subject to the restriction on the title page of this proposal.” If,
      however, a lease is signed with this Offeror as a result of or in connection with the submission of this
      data, the Government shall have the right to duplicate, use, or disclose the data to the extent provided in
      the resulting Lease or as needed for Environmental Documentation. This restriction does not limit the
      Government’s right to use information contained in this data if it is obtained from another source without
      restriction. Offerors should be aware, however, that the Government may share financial information
      with Congressional committees, if requested by the committees as part of their oversight function. MWH
      Americas, Inc. shall prepare and return the Non-Disclosure Agreement (Appendix I) to each Offeror
      following the receipt of their proposal for the Beale AFB project.

4.4   CONFLICT OF INTEREST
      The following firms have provided assistance to the Government in its privatization program and have
      conflict-of-interest (COI) clauses included in their contracts: Alvarez and Marsal Real Estate Advisory
      Services, LLC; Basile, Baumann, Prost and Associates, Inc.; Ernst & Young; Federal Privatization
      Services Advisory Group, LLC; Kormendi\Gardner Partners; Jones Lang LaSalle; MWH Americas, Inc.,
      Peter S. Cook Military Housing Company; AGEISS Environmental, Inc.; Booz Allen Hamilton; Portage
      Environmental Inc.; System Research and Applications Corporations; TEAM Integrated Engineering
      Inc.; and Northrop Grumman (“Prohibited Participants”).              These firms are precluded from
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Beale AFB                                                                       Solicitation Number AFCEE-07-0002
                                                                             Beale AFB Housing Privatization Project


      proposing on any Air Force military housing privatization projects and from being team members,
      consultants, subcontractors, or contractors on such projects as provided in their contracts with the
      Government. Accordingly, prospective Offerors shall not include these firms as part of their teams or
      request their assistance with proposal preparation. Proposals including a Prohibited Participant as a team
      member or as a consultant or contractor will be rejected.

4.5   SUBMISSION OF OFFERS
      Offerors shall submit their offers and amendments in sealed envelopes or packages addressed to the
      office as specified in the Solicitation cover letter. Offerors shall also show the time specified for receipt,
      the Solicitation number, and the Offerors’ names and addresses.
            4.5.1         Electronic, Telegraphic, or Facsimile Offers
               Electronic, telegraphic, or facsimile transmissions of initial offers will not be considered.
            4.5.2         Submittal Due Dates
               Offerors are required to submit their Qualification Submittal no later than 2:00 p.m. MT on 12
               March 2007.. The due date for HRO submittals will be established and communicated to the
               HRO at a later date.
            4.5.3         Proposal Packaging
               Proposals shall be delivered as follows:
                    FROM:      Offeror’s Return Address
                    TO:        MWH Americas, Inc.
                               10619 South Jordan Gateway, Suite 100
                               Salt Lake City, UT 84095
                                Attn: Mr. Rusty Martin

4.6   SUBMITTAL REQUIREMENTS
            4.6.1         Mandatory Forms and Clauses
               Mandatory Forms (Appendix K) of this Solicitation includes all mandatory forms that are
               required for this project. Offeror shall include a narrative with all mandatory forms providing
               source of information, backup data, and underlying assumptions. Offerors shall incorporate the
               Mandatory Clauses (Appendix N) into their proposals and the clauses shall become part of the
               Lease of Property.
            4.6.2         Applicable Wage Rates
               The provisions of the Davis-Bacon Act and the wage determinations there under will apply to the
               work on the project at all times. A link to the Davis-Bacon Act wage determinations may be
               found at the following site: http://www.access.gpo.gov/davisbacon.
            4.6.3         Proposal Presentation
               Each volume shall be submitted in a loose-leaf 3-ring binder. The page size of the Offeror’s
               proposal shall not exceed 8 ½” by 11” with a minimum 10-pitch font. A page is defined as the
               single-spaced, single side of one 8 ½” by 11” sheet of paper or one printed side of a foldout page.
               Foldout pages shall fold entirely within the volume. Each printed side of a foldout counts as one
               page. Page limits as specified in this Solicitation do not include drawings, cost estimates,
               mandatory forms, legal documents, resumes, financial statements, pro formas, engineering
               calculations, catalog cuts, or specifications. The original proposal shall be provided on white
               paper with any changes made during the Solicitation process submitted on different colored paper


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Beale AFB                                                                      Solicitation Number AFCEE-07-0002
                                                                            Beale AFB Housing Privatization Project


               for each change. Changes shall be submitted on a replacement page basis. Offerors are
               cautioned to ensure that any changes are reflected in all supporting tables and volumes.
            4.6.4        Solicitation Number
               All volumes shall be marked with the Solicitation number. Every page in the proposal shall have
               the Solicitation number, the volume number, and the consecutive page number (using Arabic
               numerals 1, 2, 3.). All volumes shall include the Offeror’s identity and the volume number on the
               cover page. Each volume shall have a transmittal cover letter (refer to Appendix H, Offeror’s
               Cover Page) of no more than one page. This page will not count against the page count for the
               volumes.
            4.6.5        Volume Sections
               During proposal evaluation, each volume will be reviewed separately. Therefore, each volume
               shall be a stand-alone document requiring no referral to other volumes for full understanding.
               Referrals to other sections of the same volume shall also be kept to a minimum. Each volume
               must contain both a detailed table of contents for the volume and an overall table of contents
               covering all volumes.
            4.6.6        Incomplete Submittals
               Incomplete submittals and/or submittals without mandatory forms may be rejected.

4.7   EXECUTION OF PROPOSAL
      Offeror shall submit a signed cover letter as shown in Appendix H, Offeror’s Cover Page. A copy of this
      cover letter shall accompany each volume submitted. Each proposal must contain the full address of the
      Offeror and be properly executed (signed with its usual signature). If the prospective Offeror is a joint
      venture, it must be signed by the authorized representatives of the joint venture parties. A proposal
      executed by an attorney or agent on behalf of the Offeror shall be accompanied by two authenticated
      copies of the power of attorney or other evidence of authority to act on behalf of the Offeror. If the
      Offeror is a corporation, a corporate officer authorized to bind the corporation must execute the corporate
      certificate. In lieu of the certificate, include with the proposal those copies of the record of the
      corporation showing official charter and authority of the vice president or a higher officer to bind the
      corporation. The corporation record must be signed and duly certified by the Secretary or Assistant
      Secretary, under the corporate seal, as true copies. If the Offeror is a Partnership, Limited Liability
      Company or any other entity, the Offeror must provide evidence that the party signing the offer has the
      authority to sign or bind the entity.

4.8   LATE SUBMISSIONS, MODIFICATIONS, AND WITHDRAWALS OF PROPOSALS
            4.8.1        Late Submissions
               Any proposal received at the office designated in the Solicitation after the exact time specified
               for receipt will not be considered unless it is received before selection is made and it was:
                   Sent by the U.S. Postal Service or any other means (i.e., Federal Express, UPS, etc.) and it is
                    determined by the Government that the late receipt was due solely to mishandling by the
                    Government or MWH Americas, Inc. after receipt at the evaluation office;
                   Sent by U.S. Postal Service Express Mail Next-Day Service, Post Office to Addressee, not
                    later than 5:00 p.m. at the place of mailing, two business days prior to the date specified for
                    receipt of proposals. The term “business day” means any day other than a Saturday, a
                    Sunday, or a day which the federal Government is generally closed by statute, regulation, or
                    executive order; or
                   The only proposal received.

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Beale AFB                                                                     Solicitation Number AFCEE-07-0002
                                                                           Beale AFB Housing Privatization Project


            4.8.2       Modifications
               Any modification of a proposal, except a modification resulting from the Government’s request
               for “final” offers, is subject to the same conditions as listed herein above. A modification
               resulting from the Government’s request for “final” offers received after the time and date
               specified in the request will not be considered unless received before selection and the late
               receipt is due solely to mishandling by the Government.
            4.8.3       Withdrawals of Proposals
               Proposals may be withdrawn by written notice or telegram (including mailgram) received by the
               Government at any time before selection. Proposals may be withdrawn in person, by an Offeror
               or an authorized representative, if the representative’s identity is made known and the
               representative signs a receipt for the proposal before Government notification of selection.
               Proposals may not be withdrawn by facsimile or electronic mail.

4.9   EVIDENCE OF DATES AND TIMES OF MAILING RECEIPTS
      The only acceptable evidence to establish the date of a proposal or modification sent either by U.S. Postal
      Service registered or certified mail, is the U.S. or Canadian Postal Service postmark both on the envelope
      or wrapper and on the original receipt from the U.S. or Canadian Postal Service. Both postmarks must
      show a legible date, or the proposal or modification shall be processed as if it were mailed late.
      “Postmark” means a printed, stamped, or otherwise placed impression (exclusive of a postage meter
      machine impression) that is readily identifiable without further action as having been supplied and
      affixed by employees of the U.S. or Canadian Postal Service on the date of mailing. Therefore, Offerors
      shall request the postal clerk to place a legible, hand-cancellation bull’s-eye postmark on both the receipt
      and the envelope or wrapper.
      The only acceptable evidence to establish the date of mailing of a late proposal, modification, or
      withdrawal sent by Express Mail Next Day Service-Post Office to the Addressee is the date entered by
      the post office receiving clerk on the “Express Mail Next Day Service-Post Office to Addressee” label
      and the postmark on both the envelope or wrapper and on the original receipt from the U.S. Postal
      Service. “Postmark” has the same meaning as defined above, excluding postmarks of the Canadian Postal
      Service. Therefore, Offerors shall request the postal clerk to place a legible hand cancellation bull’s eye
      postmark on both the receipt and the envelope or wrapper.
      The only acceptable evidence to establish the time of receipt at the evaluation office is the time/date
      stamp of that evaluation office on the proposal wrapper or other documentary evidence of receipt
      maintained by the evaluation office.

4.10 GENERAL INFORMATION
      This will be a one-step, non-Federal Acquisition Regulation (FAR) process. The intent is to use fair,
      timely, and cost-effective procedures for the Solicitation, evaluation and selection of an HRO most
      advantageous to the Government.
            4.10.1      Submittal Organization and Contents
               All Offerors shall submit Volume I (Part A, Part B, and Part C), Volume II, and Volume III by
               the due date identified on the cover page.
            4.10.2      Desired Features and Enhancements
               The Solicitation identifies both requirements (the minimum threshold the Government will
               accept) and desired features (deemed by the Government to be beneficial to the military families).
               Offerors are encouraged to submit contractor-proposed enhancements that they believe will
               enhance the project, even though they are not identified as requirements or desired features in
               this Solicitation. The Government reserves the right to give additional evaluation credit to such

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Beale AFB                                                                    Solicitation Number AFCEE-07-0002
                                                                          Beale AFB Housing Privatization Project


                desired features and enhancements based on their exceeding the minimum threshold requirements
                and benefit to the Government.

4.11 ELECTRONIC COPIES
     Electronic copies shall be submitted on a CD-ROM, in a protective sleeve. Each CD-ROM and
     protective sleeve shall be clearly marked with the volume number, title, Solicitation number, and the
     Offeror’s name. All CD-ROMs will be included with the “original” paper copies of each volume as
     identified in the Solicitation. The information submitted must be checked and determined to be virus-
     free prior to submission. The electronic submittals shall be compatible with the following equipment and
     software products:
            o    Pentium Class PCs
            o    Microsoft Office 2003 (Excel, Word, PowerPoint)
            o    Microsoft Project; Submit project schedules in MS Project 2000, .mpp files
            o    Adobe Acrobat Reader 7.0
            o    AutoCAD format for all drawings; Submit all drawings in version Autocad 2005, .dwg files
     The electronic copy of the proposal shall be an exact duplicate of the original paper proposal. The CD-
     ROMs will be used for proposal evaluation. MS Excel spreadsheets shall be submitted in a format that
     allows all formulas within the spreadsheet to be reviewed and manipulated. If there are discrepancies
     between the electronic proposal and the original paper proposal, however, the paper original shall be
     deemed to govern.
            4.11.1      Financial Pro Forma
                Financial pro forma data shall be submitted in electronic format on CD-ROM and shall include
                formulae so that the submitted information can be manipulated during evaluation of the
                submittals. All financial spreadsheets shall be submitted in a format compatible with MS Excel
                2000. In addition, five hard copies of the financial pro forma data shall also be provided. See
                Appendix K, Mandatory Forms, for details.

4.12 SUBMITTAL REQUIREMENTS FOR ALL OFFERORS
                The submittal requirements are shown in Table 15 below.




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Beale AFB                                                                            Solicitation Number AFCEE-07-0002
                                                                                  Beale AFB Housing Privatization Project


                                   Table 15 – Volume Submittals – For All Offerors
VOLUME             DESCRIPTION                       NUMBER OF SUBMITTALS                           PAGE LIMIT1
Volume I: Project Proposal
Part A        Factor 1 Financial           One original, four copies, and one electronic copy2      30 pages
                                                                                                2
Part B        Factor 2 Development         One original, four copies, and one electronic copy       15 pages
              Factor 3 Property
Part C                                     One original, four copies, and one electronic copy2      15 pages
              Management
Volume II (Factor 4): Qualifications       One original, four copies, and one electronic copy2      10 pages
Volume III (Factor 5): Past
                                           One original, four copies, and one electronic copy2      20 pages
Performance3
NOTES:
1. Any pages exceeding the limits set above will be destroyed and not evaluated. Supporting data, such as
   mandatory forms, resumes, financial statements, cost estimates, engineering calculations, drawings, and
   catalog cuts that are attached or appended to Parts A, B or C of Volume I, or similar supporting data (attached
   or appended) for Volumes II and III, does not count against the page limits indicated above. Such items that
   are included within the text of Volume I do count against the page limits.
2. Volumes I, II, and III may be submitted on the same CD-ROM. See Section 4.12 for additional instructions
   on electronic copies.
3. The Past Performance Questionnaire (Appendix J) shall be provided by the Offeror to Government agencies
   or private companies that will submit responses directly to MWH Americas, Inc.


               The contents of Offeror submittals are described in detail below.
            4.12.1        Material Changes
               Throughout the Solicitation process, the Offeror shall provide to the Government any material
               changes to Volume II, Qualifications, or Volume III, Past Performance, and a written description
               explaining the reason for the change, not later than five (5) business days after the change.
               Failure to disclose any material or receipt of adverse information changes may result in
               disqualification from consideration for this project. Upon receipt of a written description of a
               material change, the Government reserves the right to request additional information relating to
               said material change. Material changes include, but are not limited to:
                    Bankruptcy/reorganization of any of the participating entities/individuals in the Offeror’s
                     proposal
                    Default on any loans or any other type of debt instrument
                    Twenty percent (20%) decrease in net worth/owner’s equity
                    Twenty percent (20%) decrease in assets
                    Twenty percent (20%) increase in liabilities
                    A sale of a portion or all of the Offeror’s or participating entities’ interest in said asset
                    Litigation actions, pending or threatened, that may materially affect the Offeror’s ability to
                     successfully complete the transaction
                    Judgment or lien against the Offeror imposed by any federal, state or local taxing authority
                    Other material events that may affect the Offeror’s ability to complete the transaction
                    Changes in commitments in the project team

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Beale AFB                                                                      Solicitation Number AFCEE-07-0002
                                                                            Beale AFB Housing Privatization Project


                    Key employee resignations.
               If material changes occur resulting in a change of team members, the Offeror shall submit all
               required information in both paper and electronic copies per Table 16 for all new team members
               no later than five (5) business days after the Offeror notifies the Government of this material
               change.

4.13 VOLUME I: PROJECT PROPOSAL SUBMITTAL REQUIREMENTS
            4.13.1        Part A: Factor 1 Financial
               Executive Summary: Offerors shall provide a summary of its financing plan and long-term
               outlook for project financial viability. This shall include a summary of the financial parameters
               of any private sector financing, equity contributions and any requested Government financing and
               shall highlight any proposed desired features.
               4.13.1.1         Subfactor 1.1: Project Financing
                          Element 1.1.1: Project Financing Strategy and Approach
                          Offerors shall provide a description of its strategy for financing the project on a long-
                          term basis including anticipated financing costs, discussion of the risks and benefits of
                          the structure, and why this strategy is the most advantageous to the Government.
                          Proposals shall address timing for execution of financing (note that financing closure
                          will occur no later than transaction closure). Proposals shall address any Government
                          contribution that is needed (e.g. GDL). If a GDL is required, the Offeror shall submit
                          the following:
                             The expected principal amount, terms and timetable for disbursement and
                              repayment of Government funds;
                             Justification of the use of any GDL;
                             Evidence of the ability to meet an annual combined debt service coverage ratio of
                              not less than 1.05 for any one (1) year; and
                             The Offeror shall provide a list of any desired features or enhancements proposed
                              for the project.
                          Element 1.1.2: Financing Competition
                          Offerors shall provide financing proposals from at least three (3) financing firms
                          identified in Appendix O including letters of interest and Term Sheets from all
                          competing firms. Offerors may submit additional financing proposals from financing
                          firms not listed in Appendix O and shall identify its preferred financing proposal.
                          For each financing firm’s proposal, Offerors shall provide an evaluation summary. The
                          summary shall provide a rationale detailing the following qualitative criteria, as
                          applicable:
                             Provide relevant experience in financing long-term, multi-family housing;
                             Provide all prior experience between the financing firm and the Offeror;
                             Provide all organizations associated with the financing firms’ proposals including
                              investors, underwriters, placement agents, insurers, rating agencies and developers;
                             Describe proposed financing structure;
                             Describe interest rate mitigation plan;
                             Describe any associated registration processes;

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Beale AFB                                                                    Solicitation Number AFCEE-07-0002
                                                                          Beale AFB Housing Privatization Project


                          Describe any marketing plan;
                          Provide a financing schedule from the period of Government notification of
                           selection to closing;
                          Identify the point of time when interest rates will be locked;
                          Describe prepayment terms;
                          Identify the method for sizing project financing;
                          Identify rating agency requirements;
                          Identify form of credit enhancement / insurance; and
                          Define cost of surety policy.
                       Additionally, Offerors shall provide a complete Quantitative Financing Evaluation
                       Chart (see Appendix P) showing the Offeror calculation of an All-In Cost of Financing
                       for each proposal.
            4.13.1.2         Subfactor 1.2: Project Financial Viability and Sustainment
                       Element 1.2.1: Financial Pro Forma
                       Offerors shall submit a 50-year pro forma model (using Microsoft Excel software with
                       fully functional cell formulae and internal linkages in place) depicting a development
                       budget and operating cash flow that accurately reflects the proposed project concept
                       and financing. At a minimum, the pro forma shall include the line items identified in
                       Appendix K, Mandatory Forms. In addition, Offerors shall provide a cash waterfall
                       diagram depicting their proposed priority of payments and a description of key
                       assumptions with footnotes.
                       Element 1.2.2: Financial Sustainability
                       The Offeror shall submit a statement of its long-term financial sustainability strategy
                       that includes a development sources and uses of funds that describes proposed capital
                       and operation funding by source. See Appendix K for the mandatory format. Offeror’s
                       submittals shall also include:
                          The Offeror’s proposed fee structure and fee payment timing and priority in the
                           cash waterfall, including incentive fee (if any), as well as any other sources of
                           financial return to the principal member or investors that will be generated by the
                           project. Identify why this structure and its components are competitive and
                           reasonable. Identify the source(s) of all equity by dollar amount and type, the
                           recipients of fees and equity returns by percent, and any other financial returns to
                           principal member firms or investors.
                          A discussion of the Offeror’s approach to balancing initial and out year
                           development expenditures, development scope and operations funding, financial
                           return and project risk. Included in this discussion shall be a summary of the
                           Offeror’s approach to out-year development and ongoing quality of life
                           improvements through capital repair and replacement and reinvestment, including
                           both sources and uses of funds. Additionally, this discussion shall provide a
                           summary of the relationship, if any, between the Offeror’s expected financial
                           return and its approach to ensuring that the assets are preserved and high service
                           levels are maintained over the course of the project. Any refinancing plans shall be
                           included in this discussion along with proposed sharing of net proceeds from any
                           sale or refinancing. Offerors shall also address its approach for using any real
                           estate tax savings or tax credit program revenues that may be generated.
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Beale AFB                                                                      Solicitation Number AFCEE-07-0002
                                                                            Beale AFB Housing Privatization Project


                             The Offeror shall provide a list of any desired features or enhancements proposed
                              for the project.
            4.13.2        Part B: Factor 2 Development
              Executive Summary: Offerors shall provide a summary of its Development Management
              Approach and Project Concept, including an overall description of the intended project scope and
              conceptual community site plans and floor plan designs. The narrative shall address the proposed
              Offeror Team, the proposed unit desired features and enhancements, the proposed project site
              desired features and enhancements, and the proposed transition plan to include the closing period
              through completion of the initial development period and a synopsis of the end-state number of
              units to be provided and the number of renovations and replacements that will be accomplished
              during this initial development period to include construction phases.
               4.13.2.1         Subfactor 2.1: Development Management Approach
                          Offerors shall provide a concise synopsis of their development management approach
                          to satisfying the requirements of the family housing communities. At a minimum, the
                          discussion shall address the following:
                             The Offeror shall provide a description as to how its proposed organization and
                              narrative including levels of management interaction, extent of the proposed team
                              having worked together in the past, corporate management support of the project,
                              and legal form of ownership that will enable them to assure project success
                              throughout the 50-year term of the project.
                             Offeror shall explain its ability to field a qualified, experienced project team with
                              the experience and workload capacity necessary to manage all the disciplines
                              required to develop and redevelop a large-scale, long-term quality residential
                              community.
                             The Offeror shall describe its construction management approach to ensure a
                              seamless execution of the development plan while minimizing the impact to current
                              residents.
                             The Offeror shall provide a list of any desired features or enhancements proposed
                              for the project.
               4.13.2.2         Subfactor 2.2: Project Concept
                          Element 2.2.1: Project Scope
                          The Offeror shall provide a narrative and a tabular schedule describing the total
                          number of units by style, number of bedrooms and bathrooms, and gross square footage
                          (excluding garage) of each unit type and rank category and divide the description into a
                          separate group for each site. This shall include any new units as well as those that the
                          Offeror proposes to renovate. Describe utility plans and identify service providers.
                          Describe proposed renovation scope identifying improvements that will be made to
                          bring units to an acceptable standard and describe the acceptability standard used as a
                          basis of this proposal. The Offeror shall provide a list of any desired features or
                          enhancements proposed for the project.
                          Element 2.2.2: Timeline
                          The Offeror shall submit a phasing schedule (Gantt Chart type depiction) outlining the
                          proposed construction, demolition, and renovation schedules during the Initial
                          Development Period. The Offeror shall show, for each year, in a matrix form, the
                          minimum number of units by rank category (E1-E6, E7-E8, E-9, O1-O3, O4-O5, O6
                          and O7+) and number of units by bedroom-type available for occupancy as detailed in
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Beale AFB                                                                      Solicitation Number AFCEE-07-0002
                                                                            Beale AFB Housing Privatization Project


                       Section 3.3 and Table 4. Schedules shall correlate with conceptual site plans. The
                       Offeror shall outline in narrative how it intends to handle unit availability and the
                       transition of existing and new units to minimize impact on neighborhoods and moving
                       military families. The Offeror shall provide a list of any desired features or
                       enhancements proposed for the project.
                       Element 2.2.3: Conceptual Plans
                       The Offeror shall provide conceptual plans of the proposed site showing the general
                       arrangement of elements and typical arrangement of individual structures. Indicate
                       existing structures to remain and any proposed new or renovated facilities (with gross
                       square footages), streets, walkways, parking, and recreational areas. Also, indicate by
                       general areas the rank structure for housing areas. Do not submit grading, utility or
                       demolition plans. Provide a narrative of the proposed density of the development, the
                       relationship of the development to the surrounding areas on and off the installation, and
                       vehicle and pedestrian traffic.
                       The Offeror shall describe characteristics of energy-efficiency and utility conservation
                       inherent in the proposed design and construction. The Offeror shall submit single-line
                       drawings (11”X17”) to convey design concept and features and descriptions for a rental
                       housing development as called for below.
                          Conceptual Site Plan. The Offeror shall furnish a conceptual site plan depicting
                           the proposed project concept as described above.
                          Composite Floor Plan. The Offeror shall furnish a representative sample of floor
                           plans, at scale 1/8”=1’-0”, to demonstrate the quality of homes that the Offeror
                           intends to provide. The typical single-line floor plan shall show unit design,
                           including the spatial relationship, circulation, functional concept, room dimensions,
                           interior storage, and exterior storage. Also furnish a narrative describing how the
                           Proposal meets or exceeds the basic requirements. All rooms shall be labeled on
                           the floor plans (include individual room dimensions and areas in square feet).
                           Submitted floor plans shall provide modern interior design presenting a sample
                           furniture layout and include:
                                 o   New construction of a JNCO 3-bedroom home
                                 o   New construction of a SOQ 4-bedroom home
                                 o   Major renovation of a 3-bedroom home, if proposed
                                 o   Major renovation of a 4-bedroom home, if proposed
                                 Note: If renovations are proposed but not for the unit types listed above,
                                 please provide 2 proposed renovation plans.
                          Exterior Elevations. The Offeror shall provide one elevation drawing for one of
                           the new units and one of the renovated units listed above, at scale 1/8″=1′-0″, to
                           demonstrate the exterior design and architectural features:
                                 o   Front elevation views for this unit.
                                 o   A depiction of the types of materials, finishes, dimensions, and other
                                     relevant characteristics.
                                 o   An indication of the signage and decorative details.
                          An artist’s rendering of a street scene in the community that depicts the
                           architectural features of the new housing.


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Beale AFB                                                                      Solicitation Number AFCEE-07-0002
                                                                            Beale AFB Housing Privatization Project


                             The Offeror shall provide a list of any desired features or enhancements proposed
                              for the project.
                             If Offeror proposes a use for Parcels D, E and/or F, the Offeror shall submit a
                              written detailed description of the proposed use to include a description the
                              financial impacts associated with the proposed use and the impact on the overall
                              project of executing the planned use. Additionally, the Offeror shall submit a
                              summary assessment of the benefits of the proposed use and why it is of benefit to
                              the Government.
            4.13.3        Part C: Factor 3 Property Management
               Executive Summary. Offerors shall submit a summary of the proposed property management
               methodology, and operations and maintenance methodology to demonstrate how well the Offeror
               can manage a residential community where the tenants will choose to live along with an overview
               of any proposed desired features and enhancements.
               4.13.3.1         Subfactor 3.1: Property Management Approach
                          Offerors shall provide a concise synopsis of their property management approach to
                          satisfying the requirements of the family housing communities. At a minimum, the
                          discussion shall address the following:
                             The Offeror shall provide a description as to how its proposed organization and
                              narrative that includes levels of management interaction, extent of the proposed
                              team having worked together in the past, corporate management support of the
                              project, and legal form of ownership will enable them to assure project success
                              throughout the 50-year term of the project.
                             Offeror shall explain its ability to field a qualified, experienced project team with
                              the experience and workload capacity necessary to provide and perform all the
                              disciplines and functions required by a large-scale, long-term quality residential
                              community.
                             The Offeror shall provide a list of any desired property management features or
                              enhancements proposed for the project.
               4.13.3.2         Subfactor 3.2: Property Operations and Maintenance Strategy
                          The Offeror shall submit a concise synopsis describing how the Offeror will manage,
                          operate and maintain the proposed Project and provide customer service to prospective
                          tenants and housing residents.
                             The narrative shall incorporate aspects of the following plans in Section 3.4 as they
                              relate to customer relationships and interactions but shall not submit the plans: (1)
                              Property Operations and Management Plan, (2) Unit Occupancy Plan, (3)
                              Severability Plan, (4) Rental Rate Management Plan, (5) Facilities Maintenance
                              Plan, (6) Capital Repair and Replacement Plan, (7) Reinvestment Plan, and (8)
                              Environmental Management Plan.
                             The Offeror shall provide a narrative disclosing if any parties associated with the
                              Offeror’s proposal have received a fine or Open Enforcement Action (OEA) from
                              any local, state, or federal environmental agency (for any family housing
                              development project). If fines or OEAs have been received, the Offeror shall
                              provide copies of official notices, descriptions of corrective actions taken, and
                              proof of payment, waiver, or withdrawal of fine and satisfactory compliance.
                             The Offeror shall demonstrate in its proposal how it proposes to satisfy the housing
                              demand identified in Section 1.3.1.5.
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Beale AFB                                                                        Solicitation Number AFCEE-07-0002
                                                                              Beale AFB Housing Privatization Project


                             The Offeror shall provide a list of any desired features or enhancements proposed
                              for the project.

4.14 VOLUME II: QUALIFICATIONS SUBMITTAL REQUIREMENTS
            4.14.1        Factor 4: Qualifications
               4.14.1.1         Subfactor 4.1: Financial Capabilities
                             Offerors shall provide Financial Statements, as defined below, and other
                              documentation as required for all Significant Parties in order to demonstrate the
                              Offeror’s financial strength. Significant Parties are defined as entities or
                              individuals that meet any one or more of the following criteria: a) the entity or
                              individual is proposed to execute the lease of property; b) the entity or individual
                              will consolidate 50% or more of the financial performance of the Offeror entity
                              into their financial statements; or c) the entity or individual owns 10% or more of
                              the Offeror entity and articulates in a written statement a financial responsibility to
                              the Offeror entity.
                              NOTE: Financial Statements is defined as the financial statements accompanied by
                              an auditor’s assertion of accuracy or the most recent two years. The auditor must
                              be a nationally recognized firm in the accounting industry and the assertion of
                              accuracy must state that the financial statements have been audited in accordance
                              with Generally Accepted Accounting Principles (GAAP).
                                    o   Any Significant Party that is a public company subject to reporting to the
                                        Securities and Exchange Commission (SEC) shall submit Financial
                                        Statements or provide reference to a publicly available source from which
                                        Financial Statements can be reviewed, including the two latest Forms 10-K
                                        and all Forms 8-K submitted to the SEC within the last two years.
                                    o   Any Significant Party that is either not a public company subject to
                                        reporting to the SEC or a newly formed public company subject to
                                        reporting to the SEC that does not have two Forms 10-K available shall
                                        submit any Forms 10-K and Forms 8-K submitted to the SEC within the
                                        last two years along with their Financial Statements.
                                    o   If Financial Statements are not available, Significant Parties may submit
                                        either a) entity financial statements that have been reviewed by a Certified
                                        Public Accountant and an assertion of accuracy from the entity’s Chief
                                        Financial Officer or equivalent; or b) individual’s Internal Revenue Service
                                        (IRS) tax filings that have been executed and submitted to the IRS by the
                                        individual or a certified preparer.
                                    o   If any Financial Statements and information submitted note any litigation,
                                        disputes, claims, UCC filings or similar cicumstances, provide the current
                                        status of each matter in full detail.
                                    o   All Significant Parties shall provide their applicable North American
                                        Industry Classification System (NAICS) code which may be obtained from
                                        the Census Burearu at: http://www.census.gov/epcd/www/naics.html.
                             Offerors shall demonstrate their Payment and Performance (P&P) Bonding
                              Capacity and show how the bond amount(s) are derived. In the event that an
                              alternative to bonding is being proposed, provide information on the alternative and
                              explain how it better protects the Government’s interests versus P & P bonds.


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Beale AFB                                                                      Solicitation Number AFCEE-07-0002
                                                                            Beale AFB Housing Privatization Project


                             Offerors shall demonstrate they have a source of sufficient equity to support a long-
                              term residential military housing privatization project.
                             Offerors shall demonstrate an organization structure depicting a relationship of
                              Significant Parties that is financially accountable for project performance.
               4.14.1.2         Subfactor 4.2: Organizational Capability
                          Offerors shall provide basic background information on:
                             The Offeror’s history and background.
                             The form and structure of the Offeror’s organization, including an organizational
                              chart.
                             In the case of joint ventures, each principal member’s appropriate history and
                              background, assigned areas of responsibility, and any legally enforceable
                              agreements or other mechanisms that will be relied on to ensure the Offeror’s
                              successful long-term operation.
                             The Offeror’s resources available (include evidence of capacity) to plan, develop,
                              redevelop, renovate, operate, manage and maintain large-scale, residential, rental
                              development projects, including providing for their construction, financing, and
                              long-term operation and protection of existing historic aesthetic values.
                             The (name, address, telephone number, and email address) of the key person who
                              will be responsible for representing the Offeror in all matters and for coordinating
                              and integrating all functional elements of program requirements into seamless
                              strategies, processes, and solutions throughout both the procurement phase and
                              during the transaction and financial closing process.

4.15 VOLUME III: PAST PERFORMANCE SUBMITTAL REQUIREMENTS
            4.15.1        Factor 5: Past Performance
               4.15.1.1         General
                          The Offeror shall provide documentation for similar residential developments of $25
                          million or more that have been completed within the past 10 years. The currency and
                          relevancy of the past performance information is critical. The evaluation will be
                          constrained to the most recent and most relevant contracts for each corporate team
                          member.
                          This information shall include data on efforts performed by other divisions, corporate
                          management, or critical team members, and its or their predecessors or affiliates
                          (“Offeror Related Parties”), if such resources will be brought to bear or will
                          significantly influence the performance of the proposed effort.
               4.15.1.2         Project Experience Narrative
                          Offerors shall provide a detailed narrative describing similar experience in
                          development and teaming arrangements, with emphasis on the type of financial
                          service/structure. In addition, the narrative must describe the Offeror’s similar
                          experience in facility demolition, community and housing design, construction,
                          renovation, property management, property management operations and maintenance,
                          utility systems management and maintenance, and teaming arrangements. The
                          description must emphasize the type of design, construction and/or property
                          management, and operations and maintenance services provided.


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Beale AFB                                                                   Solicitation Number AFCEE-07-0002
                                                                         Beale AFB Housing Privatization Project


                       Illustrative or other materials (e.g., photographs and renderings) that demonstrate
                       similar experience may be submitted for evaluation (provide two copies each).
            4.15.1.3         Specific Contract Information
                       For all listed contracts/projects, for each key team/company, provide the following
                       information:
                          Company/Division Name
                          Program/Project Title
                          Contracting Agency/Company
                          Contract Number/Request for Proposal Number (as applicable)
                          Description of the Contract/Project Effort
                          Type of Contract/Project
                          Number of Units
                          Period of Performance
                          Contract Dollar Value at Time of Selection/Closing
                          Original Completion Date
                          Current or Actual Completion Date, and if not complete, Percentage of Completion
                          Complexity of the Project
                          Scope of Operations and Maintenance (O&M) Management Activity (as
                           applicable)
                          Duration of property management Activity (as applicable)
                          Specific role of the prospective Offeror and those persons and organizations
                           identified as participants in the proposed project
                          Name, title, affiliation, current address, telephone and fax numbers of members of
                           each project team and other persons familiar with the project, including, but not
                           limited to, the Program Manager, Administrative Contracting Officer, and
                           Procuring Contracting Officer or key point of contact with knowledge of the
                           specific project in question and the institution that provided financing. Clearly
                           indicate each key team member’s roles, responsibilities, and lines of authorities in
                           the project (e.g., Project Manager, Quality Control Manager, Job Site
                           Superintendent, Safety Officer, Community Planner, Project Manager, Project
                           Architect, Project Engineer, and Landscape Architect)
                          Location (street address, city, state) of each project, length of time since
                           involvement with project, and phone numbers for current and all previous owners,
                           and tenants (to the extent possible)
                          Indication of whether or not a Past Performance Questionnaire has been requested
                           from this Contracting Agency/Company.
            4.15.1.4         Relevance
                       Offerors are required to explain what aspects of the contracts/projects submitted for the
                       Past Performance evaluation are deemed relevant to this effort. More recent and
                       relevant performance will have a greater impact on the Performance Confidence
                       Assessment rating than less recent or relevant efforts.

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Beale AFB                                                                      Solicitation Number AFCEE-07-0002
                                                                            Beale AFB Housing Privatization Project


               4.15.1.5         Significant Achievements/Past Problems
                          Offerors may also submit information on significant achievements or explain past
                          problems with the corrective actions taken, that they consider relevant to the proposed
                          effort. Any adverse past performance information the Offeror has not had a prior
                          opportunity to address will be submitted to the Offeror for their comments, rebutting
                          statement, or additional information.
               4.15.1.6         Past Performance Questionnaire
                          For each project provided, the Offeror will have its Point of Contact submit a
                          completed and signed Past Performance Questionnaire identified in Appendix J. To the
                          extent possible, questionnaires should not be completed by team members, employees
                          or affiliates. Questionnaires should be provided to these companies or agencies in a
                          timely manner so the responses are received by the Government no later than the
                          deadline for submittals.
                          The Government may consider other projects performed by Offerors or Offeror Related
                          Parties and identified through any and all means, including but not limited to, customer
                          surveys, federal exclusion lists, federal past performance databases, Dun and Bradstreet
                          Reports, and comments from other Government agencies.

4.16 HIGHEST RANKED OFFEROR INFORMATION
     After selection, the HRO shall submit the following (refer to Section 6.0 for additional HRO
     instructions):
            4.16.1        Proof of Equity
               Within ten (10) days of Government notification of HRO selection, the HRO shall provide proof
               of equity including, but not limited to, amount of equity, location and number of account,
               financial institution, and name of contact at the financial institution.
            4.16.2        Binding Commitment
               Within five (5) days of Government notification of HRO selection, the HRO shall provide a
               schedule for the period from Government notification of HRO selection to closing (see Section
               6.0). The schedule shall indicate the date a binding commitment for all financing other than the
               Government Direct Loan, if applicable, will be delivered and the date the interest rate will be
               locked in addition to all financing activities leading up to that point. The terms of the binding
               commitment or interest rate lock may be contingent only upon closing the financing within ninety
               (90) days from the date of Government notification. If the HRO can show good cause for delay,
               the Government may, in the exercise of its sole discretion, elect to extend this period or proceed
               to the next HRO. The Government also reserves the right at any time before closing to require
               the HRO to submit written proof of available financing proposed in the Volume I submittals for
               Factor 1.
            4.16.3        Financial Documentation
               Copies of all financial documents not included in the Solicitation shall be provided within ninety
               (90) days of Government notification of HRO selection. If the HRO can show good cause for
               delay, the Government may, in the exercise of its sole discretion, elect to extend the 90-day
               period or to proceed to the next HRO.




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Beale AFB                                                                      Solicitation Number AFCEE-07-0002
                                                                            Beale AFB Housing Privatization Project


                   SECTION 5.0 BASIS OF SELECTION
5.1   STRATEGY
      This is not a Federal Acquisition Regulation (FAR) acquisition of goods and services. It is a real estate
      development, financial and management business transaction that uses a one-step proposal process that
      encourages maximum flexibility in proposal development within the parameters set forth in this RFP.
      The Government will determine the most advantageous Proposal and thereby identify the HRO using an
      integrated assessment of the factors/subfactors described and defined below. Proposals will be ranked in
      order of preference based on the results of such evaluations, however, any Offeror receiving an
      Unqualified rating will not be considered in the HRO determination. The Government will then enter
      into exclusive negotiation with the HRO. Exclusive negotiations may result in terms and conditions that
      differ from those specified in the RFP, the appendices to the RFP and the selected proposal.
      The Government will commence exclusive negotiation with the HRO within 5 business days after
      receiving from the HRO the proposed closing schedule required by Section 6.1 from the HRO. During
      the period of exclusive negotiations, the HRO will: (i) work towards finalization of required project and
      environmental documentation; (ii) pursue local approvals; (iii) develop design plans and working
      drawings; (iv) negotiate with utilities suppliers; (v) complete financing due diligence; (vi) pre-sign tenant
      leases; and (vii) reach agreement with the Government regarding all aspects of the transaction. The result
      of these exclusive negotiations will be legal documents and exhibits describing all relevant characteristics
      of the development and defining all business terms and conditions, schedules and financial arrangements
      between the parties. Exhibits will include executable Business Plans as described in Section 6.0 of this
      Solicitation.
      The HRO will have 90 calendar days to finalize an operating agreement and other legal documents
      acceptable to the Government [see Section 6.0] that includes complete project financing or execution of
      all required agreements. If at any time during the 90 calendar days, the Government and HRO are unable
      to show satisfactory progress as determined by the Government, the Government, at its sole discretion,
      has the right to (i) establish a new closing date in order to continue negotiations or (ii) select the next
      higher ranking Offeror to engage in exclusive negotiations.
      Prior to entering into negotiations with the next highest-ranking Offeror, that Offeror (the “new” HRO)
      shall provide a written affirmation that material changes to their proposal have not occurred as required in
      Para 4.13.2. Failure to provide such written affirmation will disqualify an Offeror from selection as the
      new HRO. In the event a new HRO is selected, neither the former HRO nor the Government will be
      entitled to reimbursement of costs or other indemnification from the other party.

5.2   EVALUATION FACTORS AND SUBFACTORS AND THEIR RELATIVE ORDER OF
      IMPORTANCE
      The Government will select the most advantageous proposal based upon an integrated assessment of the
      evaluation factors and subfactors described below. Five (5) factors will be used to evaluate Proposals:
      Factor 1 (Financial), Factor 2 (Development), Factor 3 (Property Management), Factor 4 (Qualifications)
      and Factor 5 (Past Performance). Factors 1, 2, and 3 are of equal importance. Factors 4 and 5 are less
      important than Factors 1, 2, and 3. Factor 5, although a significant factor, is less important than the other
      4 factors. Subfactors within each factor are of equal importance. Subfactors within Factors 1, 2 and 3
      will be assigned a color rating while subfactors within Factor 4 will be assigned a qualifications rating.
      Factor 5 will be assigned a confidence assessment rating. The evaluation factors and subfactors are
      shown in Table 16 below.




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Beale AFB                                                                          Solicitation Number AFCEE-07-0002
                                                                                Beale AFB Housing Privatization Project


                  Table 16 – Evaluation Factors and Subfactors – Order of Importance
                                                                                                      ORDER OF
      ONE-STEP                              FACTORS/SUBFACTORS
                                                                                                     IMPORTANCE
 PROJECT                  Factor 1: Financial                                                      Factors 1, 2 and 3 are
 PROPOSAL                                                                                          of equal importance;
                               Subfactor 1.1: Project Financing
                                                                                                   Factors 4 and 5 are
                               Subfactor 1.2: Project Financial Viability and Sustainability
                                                                                                   of lesser importance
                       Factor 2: Development                                                       with Factor 5 being
                                Subfactor 2.1: Development Management Approach                     the least important.
                                Subfactor 2.2: Project Concept
                       Factor 3: Property Management                                               Subfactors within
                                Subfactor 3.1: Project Management Approach                         factors are of equal
                                                                                                   importance.
                                Subfactor 3.2: Property Operations and Maintenance Strategy
 QUALIFICATIONS           Factor 4: Qualifications
                               Subfactor 4.1: Financial Capabilities
                               Subfactor 4.2: Organizational Capabilities

 PAST                     Factor 5: Past Performance
 PERFORMANCE



5.3   PROJECT PROPOSAL RATINGS
      Offerors are encouraged to be innovative and submit other enhancements not specifically identified in
      this Solicitation. The Government reserves the right to give evaluation credit for Offeror proposed
      features that are enhancements and/or identified as desired features herein and in Section 3.0, that are in
      addition to the basic minimum project requirements that are deemed beneficial to the Government. In
      addition to being included in the most advantageous proposal overall assessment, desired features and
      enhancements will be evaluated within the subfactor to which they apply and for which they have been
      submitted. Any proposal risk associated with the proposed approach as it relates to accomplishing the
      requirements of the Solicitation shall be identified as a weakness within the subfactor that it applies to
      and will be integrated within the overall subfactor color rating assessment. The color ratings to be used
      by the evaluators in rating the subfactors are shown in Table 17 below:

                                            Table 17 – Color Ratings
       COLOR        RATING                                         DEFINITION
                                   Exceeds specified minimum project requirements in a manner beneficial to
       Blue      Exceptional       the Government; proposal must have one or more Strengths and no
                                   Deficiencies to receive a blue.
                                   Meets specified minimum project requirements delineated in the Request for
       Green     Acceptable        Proposal; proposal rated green must have no Deficiencies but may have one
                                   or more Strengths.

                                   Does not clearly meet some specified minimum project requirements
       Yellow    Marginal
                                   delineated in the Request for Proposal, but any such uncertainty is correctable.

                                   Fails to meet specified minimum project requirements; proposal has one or
       Red       Unacceptable
                                   more Deficiencies. Proposals with an unacceptable rating are not awardable.



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Beale AFB                                                                            Solicitation Number AFCEE-07-0002
                                                                                  Beale AFB Housing Privatization Project


5.4   QUALIFICATION RATINGS
      Factor 4 (Qualifications) will be evaluated at the subfactor level and a qualification rating will be
      assigned at the subfactor level.
      The ratings will be identified as highly qualified, qualified, or unqualified, as described below:
            o   Highly Qualified: the Offeror’s proposal exceeds the stated minimum requirements in a way that
                is deemed beneficial to the Government
            o   Qualified: the Offeror’s proposal meets stated minimum requirements
            o   Unqualified: the Offeror’s proposal fails to meet stated minimum requirements.

5.5   PAST PERFORMANCE CONFIDENCE ASSESSMENT
      Under the Past Performance Factor, the Performance Confidence Assessment represents the evaluation of
      an Offeror’s present and past work record to assess the Government’s confidence in the Offeror’s ability
      to successfully perform as proposed. The Government will evaluate the Offeror’s demonstrated record of
      contract compliance, including adherence to cost and schedule. The Past Performance Evaluation is
      accomplished by reviewing aspects of an Offeror’s relevant present and past performance, focusing on
      and targeting performance which is relevant to the Subfactors of Factors 1, 2 and 3 of the Solicitation.
      The Government may consider as relevant efforts performed for agencies of the federal, state, or local
      Governments and commercial customers. Although the past performance evaluation focuses on
      performance that is relevant to the Subfactors of Factors 1, 2 and 3 of the Solicitation, the resulting
      Performance Confidence Assessment is made at the Factor level and represents an overall evaluation of
      contractor performance. The assessment will also consider things such as the Offeror’s history of
      controlling costs, adhering to schedules, reasonable and cooperative behavior, commitment to customer
      satisfaction, and generally, the Offeror’s business-like concern for the interest of the customer. Where
      relevant performance record indicates performance problems, the Government will consider the number
      and severity of the problems and the appropriateness and effectiveness of any corrective actions taken
      (not just planned or promised). The Government may review more recent contracts or performance
      evaluations to ensure corrective actions have been implemented and to evaluate their effectiveness.
      Performance information will be obtained through the Contractor Performance Assessment Reporting
      Systems (CPARS), similar systems of other Government departments and agencies, questionnaires
      tailored to the circumstances of this Solicitation, Defense Contract Management Agency (DCMA)
      channels, interviews with program managers and contracting officers, and other sources known to the
      Government, including commercial sources. Offerors are to note, that in conducting this assessment, the
      Government reserves the right to use both data provided by the Offeror and data obtained from other
      sources. The following definitions will be used when assigning relevancy to the Offeror’s past and
      present contracts:

                                Table 18 – Past Performance Relevancy Ratings
                   RATING                                          DEFINITION
                                     The magnitude of the effort and the complexities on this contract are
            Highly Relevant
                                     essentially what the Solicitation requires.
                                     Some dissimilarities in magnitude of the effort and/or complexities exist
            Relevant
                                     on this contract, but it contains most of what the Solicitation requires.
                                     Much less or dissimilar magnitude of effort and complexities exist on this
            Somewhat Relevant
                                     contract, but it contains some of what the Solicitation requires.
                                     Performance on this contract contains relatively no similarities to the
            Not Relevant
                                     performance required by the Solicitation.


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Beale AFB                                                                            Solicitation Number AFCEE-07-0002
                                                                                  Beale AFB Housing Privatization Project


      The Government will exercise due diligence to validate and expand upon the information provided by the
      Offeror during the One-Step evaluation. Due to its interactive nature and purpose, due diligence will be
      semi-structured and not rigid. This will allow the Government flexibility in performing due diligence.
      This means that due diligence on one Offeror may not be exactly the same as due diligence on another
      Offeror. However, the overall purpose and focus of due diligence will be consistent among Offerors.
      The Government may physically visit sites where the Offeror is performing the requisite services. If the
      Government deems necessary, these visits may include visits to customer sites of any subcontractor that
      the Offeror will use in performance of this lease, customer sites of any key personnel that will be
      involved in this lease, and if the Offeror is a combination of firms (for example, a partnership or joint
      venture), customer sites of any companies that make up the Offeror. Furthermore, the Government may
      have teleconferences with the Offeror’s other customers if the team deems necessary.
      The Government has the flexibility to pick any customer sites it chooses. However, it intends to select
      the sites based on the amount of relevancy and recency that the sites have to the requirements in this
      Solicitation.
      During the customer site visits, the Government will interview customers and Offeror’s employees
      working on the site, as well as survey the location and the services the Offeror is providing.
      Each Offeror will receive one of the ratings described below, Factor 5 (Past Performance). The
      Government reserves the right to exclude any Offeror receiving a Confidence Assessment Rating of either
      “Little Confidence” or “No Confidence” from consideration in the HRO determination.

                                     Table 19 – Confidence Assessment Ratings
                  RATING                                           DEFINITION
                                      Based on the Offeror’s performance record, the Government has high
            High Confidence
                                      confidence the Offeror will successfully perform the required effort.
                                      Based on the Offeror’s performance record, the Government has
            Significant Confidence    significant confidence the Offeror will successfully perform the required
                                      effort.
                                      Based on the Offeror’s performance record, the Government has
            Confidence                confidence the Offeror will successfully perform the required effort.
                                      Normal contractor emphasis should preclude any problems.
                                      Based on the Offeror’s performance record, substantial doubt exists that
            Little Confidence
                                      the Offeror will successfully perform the required effort.
                                      Based on the Offeror’s performance record, extreme doubt exists that the
            No Confidence
                                      Offeror will successfully perform the required effort.



5.6   FACTOR 1: FINANCIAL
      For Factor 1, each Offeror’s Proposal will be evaluated at the subfactor level and each subfactor will be
      assigned a color rating.
            5.6.1 Subfactor 1.1: Project Financing
                 This subfactor is met when the Offeror’s Proposal demonstrates that:
                 Element 1.1.1: Project Financing Strategy and Approach
                    The information submitted by the Offeror and respective financing firms clearly
                     demonstrates the ability of the Offeror to deliver a complete financing package; the
                     repayment schedule of the financing is a fixed-level payment for the term of the debt; the

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Beale AFB                                                                        Solicitation Number AFCEE-07-0002
                                                                              Beale AFB Housing Privatization Project


                        financing addresses the terms and conditions outlined in the Solicitation, the Offeror’s
                        proposal; and the Offeror will close the financing simultaneous with the transaction.
                       The proposed private sector permanent financing amount is greater than any GDL.
                       The principal amount and terms of any proposed GDL are clearly expressed and fully
                        justified, do not exceed the principal amount identified in Section 3.2.1.4, and match the
                        terms identified in Section 3.2.1.4. The GDL does not finance development/construction.
                        Offerors that propose a GDL and/or deferral period less than the maximum amount may be
                        rated more favorably.
                       The information provided shows that the combined debt service coverage ratio is never less
                        than 1.05 annually.
                       Offeror clearly defines the source, nature and timing of equity contributions and
                        disbursements, commits to fund an initial cash equity contribution of at least 5% of the
                        total development costs, and fully funds its initial equity prior to any funding of GDL
                        proceeds.
                       The Offeror may receive additional evaluation credit through incorporation of desired
                        features and/or other Offeror-proposed enhancements that are deemed beneficial to the
                        Government.
                Element 1.1.2: Financing Competition
                       Private sector financing has been competed generating valid proposals including letters of
                        interest and term sheets from at least three (3) financing firms listed in Appendix O.
                       An evaluation summary has been completed that presents a logical evaluation of the
                        financing proposals based on qualitative criteria.
                       The Offeror entirely and correctly completes the Quantitative Financing Evaluation Chart
                        in Appendix P, calculating an All-in Cost of Financing for all financing options for
                        competing firms.
                       The financing firm and structure proposed by the Offeror provides the Government with the
                        most advantageous financing proposal based on the following qualitative and quantitative
                        criteria:
                           o   All-in Cost of Financing;
                           o   The interest rate spread over a common underlying index;
                           o   Relevant experience financing long-term, multi-family housing;
                           o   The amount and method for debt sizing;
                           o   The cost and method of interest rate protection;
                           o   The level of detail provided for all financing costs; and
                           o   Amount and cap of fees and expenses.
                         An acknowledgement that execution of debt placement will be guaranteed by proposed
                          financing firms was provided.
            5.6.2 Subfactor 1.2: Project Financial Viability and Sustainability
                This subfactor is met when the Offeror’s Proposal demonstrates that:
                Element 1.2.1: Financial Pro Forma
                The proposed project is financially viable throughout the 50-year lease term; financial,
                construction and operating cost data and the underlying assumptions are clearly identified and

Beale AFB RFP 070122       Page 80
Beale AFB                                                                         Solicitation Number AFCEE-07-0002
                                                                               Beale AFB Housing Privatization Project


                 appear reasonable, reflect market benchmarks and fully support the proposed project in a clear
                 and concise manner. The financial pro forma model appears to properly function, generating a
                 reasonably reliable depiction of project performance over the duration of the project.
                 Element 1.2.2: Financial Sustainability
                        Proposed sources and uses of funds throughout the Lease Term balance initial and out year
                         development expenditures, development scope and operations funding, financial return and
                         project risk.
                        The Capital Repair and Replacement Plan and associated annual budget are clearly
                         described, identify the expected replacement cycle for each housing and infrastructure
                         component, and identify sources of funds required to implement the plan throughout the
                         Lease Term.
                        The Reinvestment Plan and associated annual budget are clearly described, identify the
                         planned quality of life improvements, and identify sources of funds of at least 50% of
                         project Net Cash flows over the Lease Term.
                        At least 50% of the net proceeds from any sale or refinancing of the Project will be
                         disbursed to the Government.
                        The approach for using any real estate tax savings or tax credit program revenues is sound
                         and beneficial to the Government.
                        The proposed equity returns, fees structure and fee position, including incentive fee (if
                         any), as well as any other sources of financial return to the principal member or investors
                         that will be generated by the project are competitive and will reward good service and high-
                         quality maintenance over the life of the project.
                        The Offeror may receive additional evaluation credit through incorporation of desired
                         features and/or other Offeror-proposed enhancements that are deemed beneficial to the
                         Government.

5.7   FACTOR 2: DEVELOPMENT
      For Factor 2, each Offeror’s Proposal will be evaluated at the subfactor level and each subfactor will be
      assigned a color rating.
       5.7.1.1       Subfactor 2.1: Development Management Approach
                     This subfactor is met when the Offeror’s Proposal demonstrates the following:
                         The Offeror’s proposed organization and narrative including levels of management
                          interaction; extent of the proposed team having worked together in the past; corporate
                          management support of the project; and legal form of ownership that successfully
                          demonstrate the Offeror’s ability to assure project success throughout the 50-year term of
                          the project.
                         The Offeror is able to field a qualified, experienced project team with the experience and
                          workload capacity necessary to manage all the disciplines required to develop and
                          redevelop a large-scale, long-term quality residential community.
                         The Offeror has proposed a construction management approach that will ensure a
                          seamless execution of the development plan while minimizing the impact to current
                          residents.
       5.7.1.2 Subfactor 2.2: Project Concept
                     This subfactor is met when the Offeror’s Proposal demonstrates that:

Beale AFB RFP 070122         Page 81
Beale AFB                                                                      Solicitation Number AFCEE-07-0002
                                                                            Beale AFB Housing Privatization Project


                 Element 2.2.1: Project Scope
                      The Offeror has an understanding of the Air Force’s goals and objectives and meets Air
                       Force requirements as outlined in Section 3.3.
                      The Offeror may receive additional evaluation credit through incorporation of desired
                       features and/or other Offeror-proposed enhancements that are deemed beneficial to the
                       Government.
                 Element 2.2.2: Timeline
                      The phasing schedule is reasonable and reflects the proposed construction schedules
                       during the Initial Development Period.
                      The proposed schedule meets the project completion requirements identified in Section
                       3.3.
                      The Offeror’s narrative adequately addresses how it will handle unit availability and the
                       transition of existing and new units to minimize impact on neighborhoods and moving
                       military families.
                      The Offeror may receive additional evaluation credit through incorporation of desired
                       features and/or other Offeror-proposed enhancements that are deemed beneficial to the
                       Government.
                 Element 2.2.3: Conceptual Plans
                      The site development plan for each installation reflects the proposed project scope and
                       development budget; incorporates high quality community features, including, but not
                       limited to, well defined neighborhoods, master planning consistent with the physical
                       characteristics of the site, recreation facilities, landscape development, and effective
                       vehicular and pedestrian traffic flow; and promotes a safe and secure environment.
                      The Offeror’s proposed technical solution has a proper consideration for quality of life
                       features, easy maintainability, energy-efficiency, and utility conservation. The floor
                       plans reflect concepts of modern open space planning in the living area, with good
                       functional relationships and visual definition. The exteriors are compatible with the
                       architecture of the installation.
                      The conceptual plans reflect the Offeror’s proposed site and unit features.
                      The Offeror may receive additional evaluation credit through incorporation of desired
                       features and/or other Offeror-proposed enhancements that are deemed beneficial to the
                       Government.

5.8   FACTOR 3: PROPERTY MANAGEMENT
      For Factor 3, each Offeror’s proposal will be evaluated at the subfactor level and each subfactor will
      assigned a color rating.
       5.8.1.1   Subfactor 3.1: Property Management Approach
                 This subfactor is met when the Offeror’s Proposal demonstrated that:
                      The Offeror’s proposed organization and narrative that includes levels of management
                       interaction, extent of the proposed team having worked together in the past, corporate
                       management support of the project, and legal form of ownership will enable them to
                       assure project success throughout the 50-year term of the project.




Beale AFB RFP 070122     Page 82
Beale AFB                                                                       Solicitation Number AFCEE-07-0002
                                                                             Beale AFB Housing Privatization Project


                       The Offeror is able to field a qualified, experienced project team with the experience and
                        workload capacity necessary to manage all the disciplines required to manage the
                        property associated with a large-scale, long-term quality residential community.
                       The Offeror may receive additional evaluation credit for incorporation of desired features
                        and/or Offeror-proposed enhancements that are deemed beneficial to the Government.
        5.8.1.2     Subfactor 3.2: Property Operations and Maintenance Strategy
                    This subfactor is satisfied if the Offeror’s Proposal demonstrated that:
                       The Offeror has a clear understanding of what is required to manage, operate and
                        maintain the housing development and has provided a synopsis of the approach to the
                        following plans described in Section 3.4: (1) Property Operations and Management Plan,
                        (2) Unit Occupancy Plan, (3) Severability Plan, (4) Rental Rate Management Plan, (5)
                        Facilities Maintenance Plan, (6) Capital Repair and Replacement Plan, (7) Reinvestment
                        Plan, and (8) Environmental Management Plan.
                       The Offeror has disclosed and satisfactorily addressed any reported Open Enforcement
                        Actions (OEA’s).
                       The Offeror has adequately demonstrated how it proposes to satisfy housing demand.
                       The Offeror may receive additional evaluation credit for incorporation of desired features
                        and/or Offeror-proposed enhancements that are deemed beneficial to the Government.

5.9   FACTOR 4: QUALIFICATIONS
      For Factor 4, each Offeror’s Proposal will be evaluated at the subfactor level and each subfactor will be
      assigned a qualification rating.

            5.9.1        Subfactor 4.1: Financial Capabilities
               This subfactor is met when the Offeror’s Proposal demonstrates that:
                The Offeror is financially sound and any adverse information, such as litigation, disputes,
                 claims, etc., has been resolved, or it will not negatively impact this project.
                The Offeror possesses the financial capability, bonding capacity, and institutional relationships
                 necessary to obtain financing for a project of this size and scope.
                The Offeror identified sufficient sources of equity to be used for the project.

            5.9.2        Subfactor 4.2: Organizational Capabilities
               This subfactor is met when the Offeror’s Proposal demonstrates that:
               The Offeror can field a qualified, experienced project team with the expertise and workload
               capacity necessary to manage all of the disciplines required to plan, develop, redevelop, manage,
               and maintain a large-scale, long-term, quality residential community development project.
                   The Offeror possesses the organizational capability to field a team that possesses the skills
                    necessary to successfully close the transaction. These disciplines may include business
                    planning, master planning, financing, public approvals, community and Governmental
                    relations, construction, environmental management, seismic mitigation, volcano eruption,
                    marketing, sales, rentals, historic preservation (architecture, landscape, and archeology) and
                    long-term property management and maintenance.
                   The Offeror presented an organizational structure that allows for successful oversight and
                    creation of an acceptable operating agreement and business plans.


Beale AFB RFP 070122      Page 83
Beale AFB                                                                     Solicitation Number AFCEE-07-0002
                                                                           Beale AFB Housing Privatization Project


                The Offeror successfully demonstrated the workload capacity to incorporate the proposed
                 housing privatization project into their current and planned business operations.
             This subfactor considers the prospective Offeror’s ability to manage and integrate various
             functional disciplines relevant to the successful planning of the project. If an Offeror is made up
             of two or more entities, this factor evaluates the organizational capabilities of each entity in their
             assigned areas of responsibility and any previous or current third-party certification of such
             ability. Resumes for individual personnel are not required.

5.10 FACTOR 5: PAST PERFORMANCE
     The purpose of the Past Performance evaluation is to assess the degree of confidence the will have in an
     Offeror’s ability to provide services that meet users’ needs. The Past Performance evaluation will assess
     how relevant the Offeror’s contracts/projects on previous efforts of similar size and scope to this
     acquisition have been rated by their customers, to include adherence to cost, quality, and schedule,
     business relationship, and customer satisfaction. The Past Performance evaluation will be assessed
     against the Project Proposal factors and subfactors for relevance and performance, as follows:
       Factor 1: Financial
                       Subfactor 1.1: Project Financing
                       Subfactor 1.2: Project Financial Viability and Sustainability
       Factor 2: Development
                       Subfactor 2.1: Development Management Approach
                       Subfactor 2.2: Project Concept
       Factor 3: Property Management
                       Subfactor 3.1: Property Management Approach
                       Subfactor 3.2: Property Operations and Maintenance Strategy




Beale AFB RFP 070122   Page 84
Beale AFB                                                                   Solicitation Number AFCEE-07-0002
                                                                         Beale AFB Housing Privatization Project


SECTION 6.0 HIGEST RANKED OFFEROR EXCLUSIVE
                NEGOTIATIONS
6.1   STRATEGY
      The HRO shall submit for Government approval a proposed closing schedule within (5) five business
      days of notification of its selection as the HRO. The Schedule shall outline activities that must occur
      prior to the date of the simultaneous transaction and financial closing. During the exclusive negotiation
      period, the Government and PSC Contractor will work closely with the HRO as it develops its closing
      documentation. It is the Government’s intent that as each item is completed, it will be submitted to the
      PSC Contractor and reviewed to ensure it addresses the elements in accordance with the RFP. It is the
      Government’s intent that the HRO, its lender(s) and the Government reach agreement on all material
      terms and conditions which will be included in the final Project Documents within sixty (60) days of
      Notification of its selection as HRO.

6.2   LEGAL DOCUMENTATION
      The AFCEE Housing Privatization Website contains template legal documents that reflect terms and
      conditions important to the Government.            (For these template legal documents, please see
      (http://www.afcee.brooks.af.mil/dc/dcp/news/policy/genericDocs.asp). Absent Government agreement to
      the contrary during negotiations with the HRO the terms and conditions of the final Project Documents
      will be substantially identical to the template legal documents. The Project Documents necessary to
      implement the Project shall include, but are not necessarily limited to the following:
        Lease of Property
        Operating Agreement
        Memorandum of Lease
        Lockbox Agreement
        Agreement to Share Proceeds
        Quitclaim Deed
        Use Agreement, if applicable
        Project Owner Counsel Opinion Letter
      The documents necessary to implement a Project involving a Government Direct Loan (GDL) shall
      include, but are not necessarily limited to, the following:
            Forward Commitment
            Intercreditor Agreement
            Government Direct Loan (Note, Mortgage, Military Housing Riders to the Note and the Security
             Instrument)

6.3   FINANCIAL AND BUSINESS PLANS
            6.3.1         Part A: Financial
               The HRO shall submit financial related items including but not limited to the following. Once
               accepted by the Government, these documents shall become transaction closing documents:
                       Final Pro Forma
                       Final Term Sheet and Commitment Letter
                       Detailed Operating Budget – Year 1
Beale AFB RFP 070122       Page 85
Beale AFB                                                                       Solicitation Number AFCEE-07-0002
                                                                             Beale AFB Housing Privatization Project


                       Detailed Development Budget – Initial Development Period
                       Financial and Fee Plan
                       Proof of equity contribution
                       Project Insurance Certificates
                       Completed Borrower Application Form, if applicable
            6.3.2          Part B: Development
               The HRO shall submit development related items including but not limited to the following.
               Once accepted by the Government, these items shall become transaction closing documents:
                       15% Site Design Plan
                       15% Housing Unit Designs – New and Renovated Units
                       Development Phasing Schedule
                       Construction Insurance Certificates
                       Guaranteed Scope of Work
                       List of Construction Materials
                       Certificate of Payment and Performance Bond
                       Community Development Plan
                       Construction Management Plan
                       Unit Design Plan – new and renovated units
                       Utilities Plan
                       Demolition Plan
                       Transition Plan
            6.3.3          Part C: Property Management
               The HRO shall submit property management related items including but not limited to the
               following. Once accepted by the Government, these plans shall become transaction closing
               documents:
                       Tenant Lease (Military and Non-Military)
                       Property Operations and Management Plan
                       Unit Occupancy Plan
                       Severability Plan
                       Rental Rate Management Plan
                       Facilities Maintenance Plan
                       Capital Repair and Replacement Plan
                       Reinvestment Plan
                       Environmental Management Plan




Beale AFB RFP 070122        Page 86
Beale AFB                                                                    Solicitation Number AFCEE-07-0002
                                                                          Beale AFB Housing Privatization Project


                  SECTION 7.0 REFERENCE SOURCES
                      AND POINTS OF CONTACT
7.1   DOCUMENTATION
      Documents relevant to this project are available for downloading at www.pscmhc.com. In addition,
      certain documents (some in electronic format, others as printouts only) are available for purchase from
      MWH Americas, Inc, 10619 South Jordan Gateway, Suite 100, Salt Lake City, UT 84095; email:
      rusty.w.martin@mwhglobal.com.
      Prospective offerors are also encouraged to visit the AFCEE Privatization Web page for additional
      information at http://www.afcee.brooks.af.mil/dc/dcp/news/.

7.2   CLARIFICATIONS
      If further clarification is needed after accessing the information source above, contact the following
      individual(s):

                                    Table 20 – Contact(s) for Clarifications
       OFFICE                NAME                        ADDRESS                    PHONE, EMAIL

  MWH Americs, Inc.     Rusty Martin,        10619 South Jorday Gateway     801-617-3320
                        Project Manager
                                             Suite 100                      Cell: 801-209-8035

                                             Salt Lake City, UT 84095       Rusty.w.martin@mwhglobal.com



7.3   LOCAL POINTS OF CONTACT
      Local points of contact can be found on the following web sites:
            http://www.co.yuba.ca.us/
            www.co.sutter.ca.us
            www.rocklin.ca.us
            www.mynevadacounty.com
            www.nevadacitycalifornia.com
            www.csac.counties.org/counties_close_up/county_web/yuba.html
            www.ci.lincoln.ca.us
            www.cityof.grass-valley.ca.us
            www.roseville.ca.us
            www.visi.com/juan/congress
            www.placer.ca.gov
            www.auburn-california.com
            www.oroville-city.com
            www.sen.ca.gov        (for California Senators)
            www.calchamber.com
      All Offerors are encouraged to contact local planning agencies listed above during the planning,
      development, construction and management of the development.
Beale AFB RFP 070122    Page 87

								
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