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					Headquarters U.S. Air Force
Int egr ity - Ser vice - Exce llence



                Beale AFB
              Industry Forum
                   17 January 2007

                      Welcome


                                       1
Headquarters U.S. Air Force
Int egr ity - Ser vice - Exce llence




         Housing Privatization
                Col Pat Smith
                Director
                Privatization Management Office
                AF Center for Environmental
                Excellence

                17 January 2007
                                                  2
                        Air Force Objectives
                      for Privatized Housing
   House military families in Air Force communities
   No out of pocket costs
   Housing grouped by officer/enlisted and grade in
    community setting
   Community activities centered around ancillary
    facilities -- playgrounds, sports courts, community
    center
   High standards of appearance
   Ability to interact with leadership in town meetings


           -- Retain Military Culture --
          Integrity - Service - Excellence                 4
            Awarded Privatization Projects
                Total Houses Privatized to Date: 19,470 units




Kirtland AFB                      Elmendorf AFB




Dyess AFB                         Wright-Patterson AFB
               Integrity - Service - Excellence                 5
                                            AFCEE’S Role

   Serve as the Housing Privatization Program Office
       Project development
       Acquisition
       Portfolio Management
       Installation support

   One-Stop Shop
       Project managers, financial analysts, lawyers, real estate
        specialists, Contracting Officers and housing experts
       Government and contract expertise



                Integrity - Service - Excellence                     6
                                       Success Stories
Projects Awarded        Date          Projects Awarded     Date

Lackland I              Aug 98        Elmendorf II         Sep 04
Robins                  Sep 00        Hanscom              Feb 05
Dyess                   Sep 00        Hickam I             Feb 05
Elmendorf I             Mar 01        Dover                Sep 05
Wright –Patterson I     Aug 02        Hill                 Sep 05
Kirtland                Apr 03        Offutt               Sep 05
Patrick                 Oct 03        Scott                Jan 06
Moody                   Mar 04        Nellis               May 06
Little Rock             Jul 04        McGuire/Ft. Dix      Sep 06
Buckley                 Aug 04

        Total Program: 41 Projects ~ 40,000 homes ~ $4 Billion

               Integrity - Service - Excellence                     7
                                Housing Privatization
                                                    In Solicitation
Projects               Est. Closing   Projects              Est. Closing

AETC Group 1           Jan 07         AFSPC Tri-Group       Jul 07
Altus                                 Los Angeles
Luke                                  Peterson
Sheppard                              Schriever
Tyndall                               AETC Group 2          Sep 07
Lackland II            Feb 07         Columbus
ACC Group 2            Feb 07         Goodfellow
Davis-Monthan                         Laughlin
Holloman                              Maxwell
BLB                    Apr 07         Randolph
Barksdale                             Vance
Langley                               Wright-Patt II        Sep 07
Bolling
USAFA                  Mar 07
Hickam II              Apr 07
Robins II              Jun 07
AMC East               Jul 07
Andrews
MacDill
                Integrity - Service - Excellence                           8
                                         Housing Privatization
                                               Future Solicitations
Projects                        Est. Closing   Projects          Est. Closing

AMC West                        Sep 07         Charleston        TBD
Fairchild                                      Dyess 2           TBD
McChord                                        Ellsworth         TBD
Tinker                                         Grand Forks       TBD
Travis                                         Malmstrom         TBD
Beale                           Nov 07         McConnell         TBD
EHE                             Nov 07         Minot             TBD
Eglin                                          Mt Home           TBD
Hurlburt                                       Seymour-Johnson   TBD
Edwards                                        Whiteman          TBD
F. E. Warren                    Sep 07
Vandenberg                      Dec 07
Cannon                          2008
Elmendorf III (Ft Richardson)   TBD
Keesler                         Nov 08
Shaw                            Nov 08


                    Integrity - Service - Excellence                            9
                                            AFCEE Web Site
   For more information connect to AFCEE’s home page:
          http://www.afcee.brooks.af.mil

   Click on the Housing Privatization link:
          http://www.afcee.brooks.af.mil/dc/dcp/news




                 Integrity - Service - Excellence            10
Headquarters U.S. Air Force
Int egr ity - Ser vice - Exce llence


             Beale AFB
         Housing Privatization
              Program

                Project Overview

                             Mr. Rusty W. Martin
                             MWH Americas, Inc



                                                   12
                                          Overview

   Market Overview
   Project Summary
   Beale AFB Map
   Concept Map
   Existing Inventory
   Existing Conditions
   Current & End State Demographics




             Integrity - Service - Excellence        13
              Beale Housing Market Overview

   Located in Yuba County, about 45 miles northeast
    of the Sacramento metro area
   Base serves about 2,800 active duty families, with
    approximately 850 military families on Base and the
    remainder off Base
   Air Force conducted Housing Requirements Market
    Analysis (HRMA) and Housing Community Profile
    (HCP) in late 2006




            Integrity - Service - Excellence              14
                              Project Summary
   Goal: To provide military families with safe, quality
    well-maintained housing in a community in which
    they choose to live
        Beale AFB brings:
             1,202 housing units
             Long-term land lease (50 years)
             Authority of a Government Direct Loan, if required
        Highest Ranked Offeror Brings:
             Complete, feasible business and financing package
             Well-developed community plan, quality housing and infrastructure
              designs
             Quality property management for 50 years
             Renovation and/or replacement of 798 units


                   Integrity - Service - Excellence                               15
     Beale AFB Area Map




Integrity - Service - Excellence   16
Beale Housing Concept Map




Integrity - Service - Excellence   17
                      Existing Conditions

   Acreage Leased and Housing Units Conveyed
       Parcel A – 12 acres, 15 housing units
       Parcel B – 506 acres, 574 housing units
       Parcel C – 215 acres, 427 housing units
       Parcel D – 179 acres, 186 housing units
       Parcel E – 37 acres, former NCO Club- possible conveyance
       Parcel F – 5 acres, former Officers Club-possible conveyance




                Integrity - Service - Excellence                       18
                  Existing Conditions (cont.)

   Utilities and Infrastructure
       Electrical, Storm Drainage, Sanitary Sewer and Water - all
        conveyed
       No Natural Gas System
       Cable TV and Telephone – privately owned
       Roads, pavements, sidewalks – all conveyed
       Bus Shelters
       Recreational facilities (tot lots, ball fields, etc.) – conveyed
       Not conveyed:
            Perimeter Fence
            Youth Center Complex, Foothills Chapel, Fire Station
            Far West Elementary and Lone Tree Elementary Schools
            Temporary Lodging Facilities, Family Support Facility
            Gavin Mandery Road and Camp Beale Highway
            “Giant Voice” system


                 Integrity - Service - Excellence                          19
                                        Current Housing Demographics



                                                    R A N K

        O-7+   O-6   O-5    O-4   O-3   O-2   O-1    E-9   E-8   E-7   E-6   E-5   E-4   E-3   E-2   E-1   Total



2 BR                                                                   11    45    58    63    6     3     186



3 BR                 10     10    35    7     6      3     8     40    84    100   60    42    3     4     412



4 BR     1     5     12     11    8      1           4     5     30    57    78    20    11                243



Total    1     5     22     21    43    8     6      7     13    70    152   223   138   116   9     7     841




                           Integrity - Service - Excellence                                                        20
                                  End State Housing Demographics



                                                    R A N K

        O-7+   O-6   O-5    O-4   O-3   O-2   O-1    E-9   E-8   E-7   E-6   E-5   E-4   E-3   E-2   E-1   Total



2 BR                              15    5                              52    101   106   43    2           324



3 BR                 23     11    5     1            8     6     27    23    117   48    9     1           279



4 BR     1     8     6       2    2     1            1     2     8     99    54    10    1                 195



Total    1     8     29     13    22    7            9     8     35    174   272   164   53    3           798




                           Integrity - Service - Excellence                                                        21
                                      Reminder




Please write out questions on 3x5 cards
provided




         Integrity - Service - Excellence        22
Headquarters U.S. Air Force
Int egr ity - Ser vice - Exce llence


             Beale AFB
         Housing Privatization
              Program
                RFP Overview and
                Selection Strategy

                               Mr. Binks Franklin
                              MWH Americas, Inc


                                                    24
                        Request for Proposal Overview

   Seven Sections and 17 Appendices:
       Section 1.0: Executive Summary
       Section 2.0: Existing Conditions
       Section 3.0: Project Requirements
       Section 4.0: Instructions to Offerors
       Section 5.0: Basis of Selection
       Section 6.0: Highest Ranked Offeror Exclusive Negotiations
       Section 7.0: Reference Sources and Points of Contact




                Integrity - Service - Excellence                     25
                                               List of Appendices
A.   Glossary
B.   Existing Inventory
C.   General Concept Map
D.   Housing Waiting List Data
E.   Utility Sales Rates
F.   Technical References
G.   Reporting Requirements for Instruction Letter with Sample Reports
H.   Offeror’s Cover Page
I.   Non-Disclosure Agreement
J.   Past Performance Questionnaire
K.   Mandatory Forms
L.   Environmental Considerations Checklist
M.   Mandatory Tenant Lease Clauses
N.   Mandatory Clauses Required by Federal Law
O.   Firms of Interest List
P.   Quantitative Financing Evaluation Chart
Q.   Insurance Requirements


                Integrity - Service - Excellence                         26
               Section 1 – Executive Summary


   Project Scope Summary
   Housing Units Conveyed Summary
   Leased Land Summary
   New Land Summary (if applicable)
   End State Requirement
   End State Demographics
   Operations during transition




            Integrity - Service - Excellence   27
                    Section 2 – Existing Conditions


   General Conditions
   Condition Assessment Matrix
   Housing Areas
        Housing Units
        Environmental
        Infrastructure (electrical, natural gas, sewer, storm drainage,
         telephone, computer network lines, cable TV, Government telephone
         cable, pavements, other improvements to be conveyed)
   Refuse and Recycling
   Grounds Maintenance
   Other Contracts




                 Integrity - Service - Excellence                            28
               Section 3 – Project Requirements


   Financial Plan and Structure
       Financing
            Private Sector Financing
            Equity Contribution
            Government Direct Loan (terms and max. amount)
            Desired Financial Features
       Property Taxes
       Lockbox Accounts
       Expiration of Lease of Property
       Books, Records, Accounts and Reports




                Integrity - Service - Excellence              29
                  Section 3 – Project Requirements

 Design and      Construction
       Community Development Plan
           Desired Community Features
       New Housing Construction
           Desired New Construction Features
       Renovation
           Desired Renovation Features
       Conveyed Utilities and Infrastructure
       Construction Management Plan




              Integrity - Service - Excellence       30
              Section 3 – Project Requirements


   Property Management
       Property Operations and Management Plan
       Unit Occupancy Plan
       Rental Rate Management Plan
       Facilities Maintenance Plan
            Desired Facilities Maintenance Features
       Capital Repair and Replacement Plan
       Reinvestment Plan
       Environmental Management Plan
       Desired Property Management Features




                 Integrity - Service - Excellence      31
                  Section 3 – Project Requirements

   Environmental Compliance
       Asbestos Containing Material
       Lead-Based Paint (LPB)
       Radon
       Underground Storage Tanks
       Soil




              Integrity - Service - Excellence       32
               Section 4 – Proposal Organization


   Volume I Project Proposal
        Part A: Financial (30 pages)
        Part B: Development (15 pages)
        Pact C: Property Management (15 pages)
 Volume II Qualifications (10 pages)
 Volume III Past Performance (20 pages)




               Integrity - Service - Excellence    33
                Section 4: Proposal Requirements


   Volume I, Part A – Financial
        Subfactor 1.1 Project Financing
             Project financing strategy and approach
             Financing competition
        Subfactor 1.2 Project Financial Viability and Sustainment
             Financial Pro Forma
             Financial Sustainability




                  Integrity - Service - Excellence                   34
                  Section 4: Proposal Requirements


   Volume I, Part B – Development
       Subfactor 2.1 Development Management Approach
       Subfactor 2.2 Project Concept
            Project Scope
            Project Timeline
            Conceptual Plan




                 Integrity - Service - Excellence       35
                      Section 4: Proposal Requirements

   Subfactor 2.2 Project Concept (Cont.)
        Conceptual Plan
             Conceptual Site Plan
             Composite Floor Plans (4 types: 2 new and 2 renovation)
             Exterior Elevations
             Street Scene




                  Integrity - Service - Excellence                      36
                Section 4: Proposal Requirements


   Volume I, Part C Property Management
        Subfactor 3.1 Property Management Approach
        Subfactor 3.2 Property Operations and Maintenance
         Strategy
             “The narrative shall incorporate aspects of the Plans listed in
              Section 3.4 as they relate to customer relationships and
              interactions, but shall not submit the plans”




                  Integrity - Service - Excellence                              37
                Section 4: Proposal Requirements


   Volume II, Qualifications
        Subfactor 4.1 Financial Capabilities
             Financial Statements
             Bonding Capacity
             Source of Equity Contribution
        Subfactor 4.2 Organizational Capability
   Volume III, Past Performance




                  Integrity - Service - Excellence   38
              Section 4 – Instructions to Offerors

   Submit “best offer”
   Oral Presentations
        Presentations “not used in Government evaluation
         process”
        Written responses to Evaluation Notices are evaluated




                Integrity - Service - Excellence                 39
                          Section 5: Basis of Selection
                               “most advantageous proposal”

   Five Factors
        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 Project Management Approach
             Subfactor 3.2 Property Operations and Maintenance Strategy
        Factor 4 Qualifications
             Subfactor 4.1 Financial Capabilities
             Subfactor 4.2 Organizational Capabilities
        Factor 5 Past Performance


                  Integrity - Service - Excellence                           40
                   Section 5: Basis of Selection

   Factors 1, 2, and 3 are of equal importance; Factor 4
    and 5 are less important than Factors 1, 2, and 3;
    Factor 5 is least important
   Factors 1, 2, and 3 are evaluated at the subfactor
    level. Subfactors within each Factor are of equal
    importance and are assigned color ratings
   Subfactors in Factor 4 are assigned qualification
    ratings
   Factor 5 is assigned a confidence assessment rating


Result = Recommended Highest Ranked Offeror (HRO)

             Integrity - Service - Excellence               41
                       Section 6: HRO Exclusive
                                   Negotiations

 All material terms and conditions will be agreed
  upon within 60 days
 Required Financial Plans
       Final Pro Forma
       Final Term Sheet and Commitment Letter
       Detailed Operating Budget – Year 1
       Detailed Development Budget (for IDP)
       Financial and Fee Plan
       Proof of Equity Contribution
       Project Insurance Certificate
       Completed Borrower Application Form



               Integrity - Service - Excellence      42
                          Section 6: HRO Exclusive
                                      Negotiations

   Required Development Plans
        15% Site Design Plan
        15% Housing Unit Designs
        Development Phasing Schedule
        Construction Insurance Certificates
        Guaranteed Scope of Work
        List of Construction Materials
        Certificate of Payment and Performance Bond
        Community Development Plan



                Integrity - Service - Excellence       43
                           Section 6: HRO Exclusive
                                       Negotiations

   Required Development Plans (Con’t.)
        Construction Management Plan
        Unit Design Plan – new and renovated units
        Utilities Plan
        Demolition Plan
        Transition Plan




                Integrity - Service - Excellence      44
                         Section 6: HRO Exclusive
                                     Negotiations

   Required Property Management Related Items
       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
       Historic Preservation Plan (if applicable)



               Integrity - Service - Excellence      45
                                      Reminder




Please write out questions on 3x5 cards
provided




         Integrity - Service - Excellence        46
Headquarters U.S. Air Force
Int egr ity - Ser vice - Exce llence


             Beale AFB
         Housing Privatization
              Program
             Business Arrangements
                & Financial Plan
                             Mr. Michael Williams
                              MWH Americas, Inc



                                                    48
                                         Overview
 Basic Allowance for Housing
 Financing
 Property Taxes
   Lockbox Accounts
   Expiration of Lease
   Questions




            Integrity - Service - Excellence        49
        Basic Allowance for Housing (BAH)

   BAH is the source of project cash flow
   Defined as: The sum allotted each service member
    to cover the cost of housing, including utilities and
    personal property insurance
   The amount corresponds with the respective service
    member’s rank and dependent status
   Income (rent) = BAH – Utility Allowance (110% of the
    utility cost)
   Refer to www.dtic.mil/perdiem/bah.html for further
    information



           Integrity - Service - Excellence                 50
                              Basic Allowance for Housing (BAH)
                                                            2007 Beale AFB BAH – With Dependents
                                               Utility Allowance per Unit per Month
                                                                                                                               Estimated             Estimated Total
     Pay                                 2 BDRM                3 BDRM                4 BDRM              Number of
                    BAH Rate                                                                                                 Monthly Rental          Annual Rental
    Grade                             ($70*/month +         ($80*/month +         ($90*/month +            Units
                                                                                                                                Income                   Income
                                           10%)                  10%)                  10%)
  E-1 – E-4           $1,074                 $77                   $88                   $99                  220                     $218,460             $2,621,520
      E-5             $1,170                 $77                   $88                   $99                  272                     $294,821             $3,537,852
      E-6             $1,391                 $77                   $88                   $99                  174                     $226,205             $2,714,460
      E-7             $1,485                 $77                   $88                   $99                   35                      $48,807               $585,684
      E-8             $1,589                 $77                   $88                   $99                   8                       $11,986               $143,832
      E-9             $1,701                 $77                   $88                   $99                   9                       $14,506               $174,072
      O-1             $1,195                 $77                   $88                   $99                   0                              $0                      $0
      O-2             $1,386                 $77                   $88                   $99                   7                         $9,130              $109,560
      O-3             $1,649                 $77                   $88                   $99                   22                      $34,485               $413,820
      O-4             $1,827                 $77                   $88                   $99                   13                      $22,585               $271,020
      O-5             $1,950                 $77                   $88                   $99                   29                      $53,932               $647,184
      O-6             $1,966                 $77                   $88                   $99                   9                       $16,803               $201,636
      O-7             $1,989                 $77                   $88                   $99                   0                              $0                      $0
                                                                                  TOTAL                       798                     $951,720            $11,420,640
*NOTE: These dollar amounts are for illustrative purposes only. They are not intended to represent actual cash flows. Demo graphics represented above are an “end
state” description. The utility expenses are simplified for this example and do not denote actual utility costs. BAH rates reflect 2007 allocations. Any calculations shown
above would be inaccurate for pro forma use due to the timing differences of the BAH and the demographics.


                                       Integrity - Service - Excellence                                                                                                       51
                                                         Financing

   Overview
      Private sector financing
          Debt (Senior Loan)
          Equity contributions

        The Government requires that financing be in place for a
         simultaneous financing and transaction closing
        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
            The PO shall pay the Government a minimum of 50% of the net
             proceeds




               Integrity - Service - Excellence                            52
                                         Financing
                          Private Sector Financing
   The Government requires that proposed project financing be
    competed among at least three (3) of the approved financing
    firms
   An evaluation summary (narrative) describing the basis of the
    selection along with a completed Quantitative Financing
    Evaluation Chart calculating an All-in Cost of Financing for
    each financial proposal
   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




            Integrity - Service - Excellence                         53
                                             Financing
                               PO’s Equity Contribution
   The PO shall make an equity contribution in the amount of no
    less than 5% of Total Development Costs
      Equity contribution must be delivered at Transaction
       closing
         Cash
         Irrevocable letter of credit

                  Terms are subject to the prior written approval of the
                   Government
                  LOC expenses are the responsibility of the investors in
                   the PO and shall not be paid by the Project
                  LOC must be fully drawn before the initial draw on the
                   GDL.
           Combination of both




              Integrity - Service - Excellence                               54
                                      Financing
                   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
   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 maximum amount of the GDL for this project is $53.8M
      Terms of the GDL:
           40-year term (including 5-year deferral period)
           Initial interest rate of 3.37% (years 1-15)
           Second tier interest rate of 5.37% (years 16-40)



              Integrity - Service - Excellence                    55
                                               Financing
                                              GDL (con’t)
   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
   The PO shall pay its own closing costs
   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




            Integrity - Service - Excellence                         56
                                        Financing
                          Additional Requirements
   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
   Cross Collateralization and Cross Default Provisions
      This privatization project is expected to “stand alone”
   Intercreditor Agreement
   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



            Integrity - Service - Excellence                           57
                                           Financing
                                     Desired 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




            Integrity - Service - Excellence                      58
                                       Property Taxes

   The PO will be responsible for the payment of any property
    taxes assessed on the project
   Proposals will assume that property taxes will be assessed on
    the project and include such costs in its financial projections
   Proposal will include 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
   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




            Integrity - Service - Excellence                            59
                                  Lockbox Accounts

   All revenues from the project shall be directly deposited into an
    account at a federally insured depository institution
   This account and its sub accounts shall be executed and maintained
    in accordance with a lockbox agreement
   The lockbox account will include the following reserve and escrow
    accounts:
      Lockbox Revenue Account
      Impositions Reserve Account (taxes and insurance)
      Replacement Reserve Account (Capital Repair and Replacement
         Plan)
      Operating Reserve Account (property operating expenses)
      Other Eligible Tenant Security Deposit Account
      Construction Escrow Account (construct, improve, renovate and
         equipment improvements)
      Reinvestment Account (property quality of life enhancements)




             Integrity - Service - Excellence                            60
                        Expiration of Lease

 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
 The Government may elect to retain, require that all
  or a portion of the improvements and the PO’s
  personal property located on the Leased Premises
  revert or be transferred to the Government upon
  expiration or earlier termination of the Lease of
  Property



         Integrity - Service - Excellence                61
                                      Reminder




Please write out questions on 3x5 cards
provided




         Integrity - Service - Excellence        62
Headquarters U.S. Air Force
Int egr ity - Ser vice - Exce llence


             Beale AFB
         Housing Privatization
              Program

            Design and Construction

                              Mr. Binks Franklin
                             MWH Americas, Inc



                                                   64
                                          Overview
   Project Overview
   Community Development Plan
   New Housing Construction
   Renovation
   Utilities and Infrastructure
   Construction Management Plan
   Environmental Compliance
   Questions




             Integrity - Service - Excellence        65
                         Beale – Project Overview
 Government will:
    Convey 1,202 units
         A: Lakeview                   15 units                  1958
         B: Mountain View            131 units                   1998
         B: Beale East               443 units                1958-60
         C: Brookview                  48 units                  2002
         C: Beale West               379 units                   1960
         D: Gold Country             186 units                   1975
      Convey all MFH Infrastructure systems
           Streets
           Utilities (electric, water, sewer)
           Playgrounds and recreation areas
           Former NCO Club and Officer’s Club (possible conveyance)



                Integrity - Service - Excellence                         66
                            Beale – Project Overview
   Government will:
        Lease up to 954 acres
        Lease for 50 years - PO may propose earlier termination
             Parcel A: Lakeview                             12 acres
             Parcel B: Mountain View & Beale East          495 acres
             Parcel B Annex:                                11 acres
             Parcel C: Brookview & Beale West              215 acres
        Lease for 6 years – up to 50 years if PO proposes a use
         acceptable to the Government
             Parcel D: Gold Country                        179 acres
        Lease up to 50 years - PO may propose a use acceptable to
         the Government
             Parcel E: Former NCO Club                     37 acres
             Parcel F: Former Officer’s Club                5 acres
                                                     TOTAL 954 acres
                  Integrity - Service - Excellence                      67
                              Beale Project Concept*
   Convey current inventory                       1,202 units
        Demolish Surplus                             404 units
        Replace                                      240 units
        Minor Renovation                              48 units
        Moderate Renovation                          130 units
        Whole-house Renovation                       380 units
 End-state requirement                             798 units
 Development Period:
        5 years for construction and renovation
        6 years to complete demolition

* Based on HCP and HRMA



                 Integrity - Service - Excellence                 68
 Beale Housing Concept Map




Integrity - Service - Excellence   69
                 Community Development Plan
   Community Development Plan
        Site Development Design
        Address recreation and common areas, landscaping,
         force protection, management office, accessibility
        Land Use
             Density: no more than 3 duplexes (6 family units) per acre or
              four single-family units per acre




                  Integrity - Service - Excellence                            70
               Community Development Plan
   Community Development Desired Features:
        Community center/clubhouse
        Covered bus shelters
        Community-wide and neighborhood-wide recreational
         facilities
        Covered playground equipment
        Road and trail connectivity between housing areas
        Concrete walks or asphalt trails leading to playgrounds
        Tennis courts (preferably lighted)
        Volleyball courts
        Pet Park




                 Integrity - Service - Excellence                  71
                 New Housing Construction
   Code compliance
   Meet minimum square footage requirements
   Inviting floor plans and elevations
   5% of total end state units to be HDA accessible
   Address energy efficiency
   Durable, low maintenance materials, equipment
    and finishes
   No stacked units; no more than 6 units per
    building
   Two parking spots off-street per unit



             Integrity - Service - Excellence          72
                 New Housing Construction
                                   (cont.)
   Privacy fencing or landscaping in back yard
   Window coverings
   High quality, durable floor finishes
   New, energy-efficient heating systems and
    appliances
   Pre-wiring for cable TV and telephone jacks
   Cluster mailboxes
   Foundations treated for termites
   Hidden trash container storage area
   Specific requirements for General Officer (GOQ),
    Senior Officer (SOQ) and Prestige Units (E9s)

             Integrity - Service - Excellence          73
                    New Housing Construction
                                      (cont.)
   New Construction Desired Features:
        Additional square footage above benchmark
        Access to front and rear of unit through house and
         garage
        More single family units
        Reduced number of dwellings per unit
        Front and side yard irrigation
        Privacy fencing to enclose individual unit back
         yards
        Walk-in clothes closets




               Integrity - Service - Excellence               74
                                        Renovation
 Meet renovation minimum square footage
  requirements
 Provide level of renovation required to bring
  homes up to Air Force standards (HCP score of
  3.75 or better)
 Three levels of renovation were assumed in the
  project concept
       Minor
       Moderate
       Whole House




              Integrity - Service - Excellence       75
                                  Renovation (cont.)

   Renovation Desired Features:
       New units in lieu of renovated units
       Additional square footage
       Access to front and rear of unit through house and
        garage
       More single family units
       Reduced number of dwellings per unit
       Complete all renovations within 60 months of closing
       Homogeneous community with consistent provision of
        desired features
       Detailed descriptions of renovation effort
       Front and side yard irrigation
       Privacy fencing to enclose individual unit back yards

              Integrity - Service - Excellence                  76
                 Utilities and Infrastructure
   Electrical, water collection and sanitary
    wastewater collection systems will be conveyed to
    the developer
   No natural gas system in housing area
   Government facilities within housing areas must
    be metered for water and electricity
   Housing units must be metered for electricity
   All above ground utility lines must be moved
    underground
   Improvements to systems and infrastructure



            Integrity - Service - Excellence            77
             Construction Management Plan
   Design Review Conference – post closing
   Schedules – show an integrated Transition Plan that includes
    phasing of design, construction, demolition, utilities,
    movement of residents
   Environmental Plan
        Compliance with applicable laws and regulations
   Quality Control
   Demolition Plan
        Facilities
        Utilities
        Roads and Fences
        Haul Routes and Disposal Site
   Payment and Performance Bond
   Insurance – meet requirements in Appendix Q

                 Integrity - Service - Excellence                  78
                      Environment Compliance
 Compliance with all applicable laws and
  regulations
 Address the following possible issues:
       Asbestos Containing Materials (ACM)
       Lead-Based Paint (LBP)
       Radon
       Underground Storage Tanks (USTs)
       Soil




              Integrity - Service - Excellence   79
                                      Reminder




Please write out questions on 3x5 cards
provided




         Integrity - Service - Excellence        80
Headquarters U.S. Air Force
Int egr ity - Ser vice - Exce llence


             Beale AFB
         Housing Privatization
              Program

              Property Management

                             Mr. Rusty W. Martin
                             MWH Americas, Inc



                                                   82
                                                   Overview

   Property Management Overview
   Property Management Approach
   Property Operations and Maintenance Strategy
        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
   Questions



               Integrity - Service - Excellence               83
              Property Management Overview


   Proposal shall include a summary of the proposed
    property management methodology, and
    operations and maintenance methodology to
    demonstrate how well the Offeror can manage the
    proposed project through the 50-year term of the
    lease.




            Integrity - Service - Excellence           84
                    Property Management Approach

   Provide a concise synopsis of the proposed property
    management approach, to include:
        Narrative description of the property management
         organization
             Address capacity and experience of project team
        Levels of management interaction
        Corporate management support of the project
        Legal form of ownership




                  Integrity - Service - Excellence              85
                   Property Management Approach

   Desired Property Management Features
        Full-time live service call response by telephone
        Scheduling of routine service call maintenance after normal
         duty to accommodate occupant’s work schedule
        Tenant’s renters insurance
        A Web site for the purpose of assessing waiting lists, tenants
         submitting work requests, publishing a tenant newsletter, etc.




                 Integrity - Service - Excellence                         86
                             Property Operations and
                               Maintenance Strategy
    Provide a narrative to the Offeror’s approach to the
    following plans (actual plans not required):
        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


                Integrity - Service - Excellence            87
                             Property Operations and
                                   Management Plan
   The Property Operations and Management Plan shall:
        Address the day-to-day operations of the housing
         development
        Describe on-site property management staffing and functions
        Address occupant relations
        Interface with the MRC
        Other property management and insurance requirements




                Integrity - Service - Excellence                       88
                              Unit Occupancy Plan

   The Unit Occupancy Plan shall:
        Address maintaining the housing unit demographics
        Vacancy rates, advertisements and waiting list management
        Tenant Lease
        Tenant application and vacating procedures




                Integrity - Service - Excellence                     89
                                       Severability Plan

   The Severability Plan shall:
        Address access to project under elevated security levels
        Identify sources of funds for any required fencing or
         roadways required for security reasons




                Integrity - Service - Excellence                    90
               Rental Rate Management Plan

   The Rental Rate Management Plan shall:
        Address rental rates for accompanied active duty military
         tenants
        Address Rental Allowance Changes
        Address the Utility Allowance
        Include Requirements for Designated Quarters
        Address Tenant Security Deposits




                Integrity - Service - Excellence                     91
                    Facilities Maintenance Plan

   The Facilities Maintenance Plan shall address:
        Service Response (Emergency, Urgent and Routine)
        Qualified Management Staff, includes certified property
         manager
        Preventative Maintenance and Repair
        Change of Occupancy Maintenance, GOQ Maintenance
        Vacant Units Maintenance and Repair
        Infrastructure (Streets and Utilities) Maintenance and Repair
        Grounds Maintenance (individual yards including trees and
         shrubs, common and recreational areas);



                Integrity - Service - Excellence                         92
                         Facilities Maintenance Plan
                                          (continued)
   The Facilities Maintenance Plan shall also address:
        Curbside Refuse Collection
        Entomology and Pest Control
        Lockout and Key Services
        Safety and Security
        Personnel (Property Management and on-call Emergency
         personnel plan
        Quality Control (procedures and customer feedback)




                Integrity - Service - Excellence                93
                         Facilities Maintenance Plan
                                          (continued)
   Desired Facility Maintenance Features:
        Operation of a Self-Help Store
        Hazardous Waste Collection Program
        Complete Yard Service
        Mini-storage Units




                Integrity - Service - Excellence        94
                                Capital Repair and
                                Replacement Plan
 TheCapital Repair and Replacement Plan shall
 address long-term major repair and replacements to
 assure the site development and improvements are
 maintained in high quality condition throughout the
 duration of the lease, including:
   Site conditions such as pavements, utility maintenance,
  landscaping improvements and recreational equipment
   Repair and replacement of improvement components
  including roofing, exterior finishes, equipment and interior
  upgrades
  Plan shall be supported from funds from the Replacement
  Reserve Account


            Integrity - Service - Excellence                     95
                                   Reinvestment Plan

   The Reinvestment Plan shall address:
        Protection and enhancement of the property through
         reinvestment in the form of quality-of-life improvements
         benefiting property residents
        Ensure the development continues to meet prevailing market
         conditions
        Out-year modernization and upgrades; include sources of
         funds for this work
        Full description of the cost and scope of proposed
         reinvestment; funded by the Reinvestment Account (except
         for out-year modernization and upgrades)



                Integrity - Service - Excellence                      96
                   Environmental Management
                                       Plan
   The Environmental Management Plan shall address
    compliance with all laws and regulations regarding:
        Hazardous materials and waste (asbestos, lead-based paint,
         radon)
        Underground storage tanks
        Soil contamination and spill prevention, sewage overflow
        Dust, noise and pest control
        Storm water design and construction, water and waste water
        Recycling and waste minimization




                Integrity - Service - Excellence                      97
                                      Reminder




Please write out questions on 3x5 cards
provided




         Integrity - Service - Excellence        98
Headquarters U.S. Air Force
Int egr ity - Ser vice - Exce llence


             Beale AFB
         Housing Privatization
              Program
             Qualifications and Past
                  Performance
                               Rusty W. Martin
                             MWH Americas, Inc



                                                 100
                                     Overview

 Qualifications
 Past Performance




        Integrity - Service - Excellence        101
                                                    Qualifications
   Subfactor 4.1: Financial Capabilities
        Illustrate Offeror’s financial capability to perform the work
             Provide 2 years of Financial Statements for all Significant Parties
              (10% or more ownership)
             Show Payment and Performance Bonding capacity or alternative
              to bonding and how this proposed strategy better protects the
              Government
             Government may perform additional due diligence on Offeror’s
              financial capabilities
        Illustrate Offeror’s sources of equity to be used in the
         project
        Organization structure showing a relationship of the
         Significant Parties that is financial accountable for project
         performance


                 Integrity - Service - Excellence                                   102
                      Qualifications (con’t)

   Subfactor 4.2: Organizational Capabilities
        Present an organizational structure allowing for successful
         creation/oversight of an acceptable Business and Leasing
         Plan
        Provide history and background of all significant entities
        Provide form and structure of Offeror’s organization,
         including an organizational chart
        Illustrate that resources will be available to perform required
         work, including evidence of capacity
        Provide name and contact information of the primary Point
         of Contact (POC)



                Integrity - Service - Excellence                           103
                           Qualifications (con’t)

   Subfactor 4.2: Organizational Capabilities
        Illustrate Offeror’s capability to provide a qualified team with
         expertise and experience in:
             Planning
             Development
             Management and Operations
             Operations
        Demonstrate the workload capacity to incorporate the
         proposed project into current/planned business operations




                 Integrity - Service - Excellence                           104
                   Qualifications (con’t)

 Qualification     Ratings
     High Confidence
     Significant Confidence
     Confidence
     Little Confidence
     No Confidence




             Integrity - Service - Excellence   105
                         Past Performance

   Offeror’s to provide documentation for similar
    residential developments of $25M or more –
    completed in the last 10 years
   Provide narrative describing:
        Similar experience in development
        Similar experience in teaming arrangements
        Similar experience in financial service/structure

   Government may also perform its own due diligence




                 Integrity - Service - Excellence            106
                   Past Performance (cont.)

   For each contract/project listed, the following
    information is requested:
        Company Division Name and Project Title
        Contracting Agency
        Description and Type of Project
        Number of Units
        Period of Performance
        Contract Value at Time of Selection
        Original and Actual Completion Dates
        Complexity of Project
        Scope of Operations and Maintenance Management
        Specific role of Offeror and Team Members
        Key Points of Contact
        Indication if Past Performance Questionnaire requested


                 Integrity - Service - Excellence                 107
                  Past Performance (cont.)

   For each contract/project listed, this additional
    information is requested:
        Relevance of project submitted
        Significant Achievements and/or Past Problems




                Integrity - Service - Excellence         108
                     Past Performance (con’t)
   Past Performance information will be assessed
    against the Project Concept Factors and Subfactors
    for RELEVANCE and PERFORMANCE as follows:
        Factor 1: Business Plan
             Subfactor 1.1: Project Financing Strategy & Approach
             Subfactor 1.2: Project Financial Viability &
                             Sustainability
        Factor 2: Development Plan
             Subfactor 2.1: Development Management Approach
             Subfactor 2.2: Project Concept Approach
        Factor 3: Property Management Plan
             Subfactor 3.1: Property Management Approach
             Subfactor 3.2: Property Operations & Maintenance
                             Strategy


                  Integrity - Service - Excellence                   109
                  Past Performance (con’t)

   Past Performance Confidence Assessment Ratings
        High Confidence
        Significant Confidence
        Confidence
        Little Confidence
        No Confidence




                Integrity - Service - Excellence     110
                                      Reminder




Please write out questions on 3x5 cards
provided




         Integrity - Service - Excellence        111

				
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