Questions and Answer Quick Links :
- Now that the solicitation response deadline has passed, has the Master Developer been selected yet?
We currently anticipate finalizing the selection of the Master Developer by late October 07.
- Define the boundary of the existing housing and its relationship to the rest of the property and the desire for 200 on-site homes?
There are currently 200 sets of family quarters on the Base. Those family quarters are part of a public-private venture that has a 50-year lease. There are approximately 45 years left on this lease. They are not part of Federal City or the EUL. The family housing takes up about 35 acres and is not included in the approximately 165 acres of Federal City.
- Will additional detail be provided regarding residential and/or historic facilities on site to be preserved?
Currently, the installation summary report is complete and the environmental condition of property report is complete. Each of these documents has been posted at Project Documents.
- Will the existing draft and final environmental reports be made available or furnished for review?
The final report is posted on the NOFA website. As soon as the NEPA documents are available for public release, they will be posted on the NOFA website.
- Who was involved in making design decisions in the development of the conceptual plan?
Mathes Brierre was the architect hired by NOFA to create a conceptual plan based on guidance provided by NOFA.
- Will you post a list of attendees of today's meeting on your website?
Yes, this document has been posted.
- Where are the funds that are paying for BearingPoint coming from?
The Algiers Development District.
- What are the projected date for beginning and the rough date of completion of the Federal City Project?
As of the Industry Forum (25 July 2007) the anticipated milestone schedule is presented below, however, it is subject to change. Actual development schedules will be dependent on the exact development plan established in conjunction with the selected developer in order to meet the project goals as outlined in the solicitation.
| Draft Solicitation Issued | 25 June 2007 |
| Industry Forum | 25 July 2007 |
| Final Solicitation Issued | 6 August 2007 |
| Question Submission Deadline | 31 August 2007 |
| Proposals Due | 14 September 2007 |
| Successful Offeror Selected | 19 October 2007 |
| Business & Lease Plans Finalized | 25 January 2008 |
| Execute Lease with Developer | Spring 2008 |
| Construction Begins | Late Spring 2008 |
- How will tours be arranged?
To make arrangements for the inspection of the site described in the Solicitation, contact: Marek Izydorczyk - BearingPoint, Inc., 1250 Poydras Street, Suite 950, New Orleans, LA 70112, (281) 852-2386,
marek.izydorczyk@bearingpoint.com. We request that you provide your site-visit request at least 48 hours prior to the desired appointment time.
- Has the DoN, NOFA or BearingPoint performed a market study? If so, can we get a copy of it? If not, why was one not done?
BearingPoint has conducted a Preliminary Research Summary for the Federal City Project which includes the gathering of relevant market information. However, it is the desire of NOFA that potential development teams perform independent due-diligence in the analysis of the current market; therefore, this information will not be shared prior to the final selection of a development team.
- Will NOFA solicit input from MARFORRES during proposal evaluations and Developer selection? Will MARFORRES review individual proposals?
No, the selection process will be a NOFA process.
- Who are the members of the Developer Selection Committee?
It will be a subset of the NOFA Board.
- Is it your expectation that architectural services would be required immediately upon award of bid and would therefore be integral to the master developer's proposal?
This is up to the individual master development team.
- Please expand on the requirement for "concept plan for proposed development". Is that responder responsible for submitting a site plan illustrating their concept? If so how detailed?
NOFA expects a responding development team to put enough detail in its plan to appropriately explain the proposed vision and the Respondents’ concept of how that team would accomplish the objectives of Federal City.
- Why has there been a "10" page limit set for every section?
NOFA believes these page limits to be sufficient for the required response to the solicitation. Page limits are maximum limits only and do not infer that each Respondent should have exactly that number of pages in each section. If the Responses can be presented in less pages than the maximum listed for each section that will be perfectly acceptable and may even be appreciated by the NOFA selection committee. Teams submitting responses are also reminded that supporting data such as mandatory forms, resumes, financial statements, pro formas, cost estimates, engineering calculations, photos, drawings and/or catalog cuts should be included in clearly marked appendices and do not count against the page limits.
- Will any preference be give to Orleans-based Developers?
No preference will be given to a developer solely on the basis that their operations are “Orleans-based”. NOFA will select a Developer based on “best value” determination as concluded through consideration of the information that is submitted in response to the Solicitation.
- We will be proposing as a Limited Liability Company (LLC) whose members are entities and not individuals. May we provide the charter date of our LLC and or member organizations in lieu of the "dates of birth" and our Tax Identification Number for the LLC in lieu of our "Social Security" number?
Teams responding as a LLC should respond according to the directions given for a corporation and provide:
| » | Articles of Incorporation and by-laws. |
| » | Names, addresses, dates of birth and Social Security numbers of officers and participating principals. |
| » | Corporate resolution authorizing the proposed transaction. |
| » | Summary of Corporate Activity. |
In the event that LLC members are entities and not individuals, the charter date may be provided in lieu of date of birth, and the Federal Tax ID number may be provided in lieu of the Social Security number(s). Respondents are reminded that Section One is not an officially scored section of their submission.
- What happens to the project if the Business and Lease plan is (not approved) or the closing is delayed?
If some legitimate problem arises that would jeopardize meeting the deadlines, NOFA is hopeful that by working with the developer and the Navy, a resolution could be reached.
- 90 days?! Who and how often will the negotiating team be available?
The NOFA team will be available for as much time as necessary to get the plans accomplished.
- When does funding availability start for the Developers? (Trying to envision the pre-development funding to plan for).
NOFA intends to pay its own costs related to the Business Plan and Leasing Plan development efforts and expects the Developer will likewise pay their own costs for pre-development activities such as the Business and Leasing Plan. Developers should understand that their pre-development participation should be considered a commercial opportunity investment. In no event will NOFA or the DON be responsible for the payment of any fees or have any liability to the chosen Developer for the Plans or work product(s) generated in developing the Plans. Respondents should review the Solicitation carefully to ensure they understand the terms of agreement.
The State has committed at least $100 Million to be used in the development of the Project. This commitment was formalized in the most recent legislative session. The State Legislature appropriated $100 million in Capital Outlay funds to Federal City. Twelve million of these Capital Outlay funds were appropriated in the State’s Priority 2 funding, which should be available for use during FY 2007-2008, and the remaining $88 Million was appropriated in the State’s Priority 5 funding, which should be available for use during FY 2008-2009. NOFA is currently working with the State on the best mechanisms for transfer of the funds to the project and the most appropriate timing.
- Is the $100m re-payable? If so, as a loan, or a grant?
It is an economic development contribution by the State to the project, and does not have to be repaid.
- I understand that NOFA plans to use $12 m of the $100 m this fiscal year. I also understand that NOFA expects the Developer to indicate how the remaining $88 m will be used. Please confirm this is accurate?
There is no obligation to spend the money at any particular time or in any particular project phase.
- What limits are there on the use of the state funds?
There are no restrictions specifically related to the use of funds on the Federal City Project.
- Is the Regional Planning Commission (RPC) infrastructure/streets money committed, and if so, how much?
NOFA has been working with the Regional Planning Commission for over two years to ensure that the local transportation infrastructure will be upgraded to handle the increased traffic that the Federal City project will bring. The RPC has conducted traffic studies and is committed to providing the improvements necessary to ensure a good transportation infrastructure in support of the Federal City project.
- Will the selected Developer be required to finance or implement any off-site transportation or utility improvements?
That is not part of the current project concept.
- Does NOFA have any Federal funding secured?
No.
- Will Federal leases have "Subject to annual congressional appropriation" language?
Specific lease terms for individual Federal tenants will vary from lease to lease as negotiated going forward with each future tenant. In general, from the Federal Government’s point of view, lease actions are divided into “capital leases”, which the Office of Management and Budget (OMB) views as equivalent to the purchase of an asset for the purposes of budgeting; and “operating leases”, which are leases under which the asset is used for a period of time and do not contain or imply the risks of ownership. These two types of leases are “scored” differently by OMB.
Budgetary scoring impacts two areas of an EUL project. The first is the ground lease itself. There is no scoring associated with a U.S.C. Title 10 Section 2667 Ground Lease as long as the installation gets fair market value for the land as in-kind consideration or cash. The second area in which scoring applies is if there is any federal leasing of space in the new building(s). The OMB criteria (see Appendix B of Circular A-11) helps the government determine whether the project is really just federal construction in disguise—in which case it would be put in on the books as a capital lease—or whether it is just an operating expenditure of the federal government like anything else that it would lease, in which case they would account for it as an operating lease.
In order to avoid capital lease treatment, it should be ensured that the ground lease for this project is severed from any potential lease-back, and that any lease-back that may be performed, complies with all the operating lease scoring rules. For this reason, although developers do not have to be experts the Federal Government’s “Budget Scoring” process, it would be helpful for them to have some knowledge of the scoring process and to be familiar with Appendix B of Circular A-11.
- Will the selected Developer have a panel of influence with NOFA and the Louisiana Department of Economic Development regarding the state committed funds and its distribution?
The Developer will provide input to NOFA to help determine the most effective use of any State appropriations. The mechanisms for expenditure and accounting of these funds will be developed by NOFA and the State of Louisiana through the Division of Administration, with input from the Developer, and memorialized in a cooperative endeavor agreement jointly drafted by the parties.
- Does the property have to abide by city permitting, zoning, and planning approvals?
EUL by definition is conducted on federal property. While federal property may technically not be subject to a local planning, zoning and permitting regime, NOFA expects the developer to work with local officials to achieve consistency with community interests in that regard.
- To accommodate changes in federal/civilian tenant mix, will all facilities need 140-ft force protection zones?
A stated Federal City project goal is to incorporate multiple, scalable security zones to create the appropriate combination of security and access for a mix of tenants. Exact force protection requirements will depend largely on the proposed development plan and tenant mix presented. Development teams preparing responses to the solicitation should demonstrate how they intend to meet this goal in relationship to their specific development concept for Federal City.
- Will access routes and utility/infrastructure systems allow continuous operations in the event of a 500-year flood?
A stated Federal City project goal is to ensure design and construction methods are in accordance with the latest in Hurricane and Flood protection standards. Development teams preparing responses to the solicitation should demonstrate how they intend to meet this goal in relationship to their specific development concept for Federal City. Recent Corps of Engineers studies also show that the Federal City location will not be flooded, even in a 500-year flood.
- Clarification (dimensioned drawing?) of Federal City area and acreage vs excluded (housing) areas / parcels
The exact proposed EUL footprint has not been officially defined. The anticipated available project site consists of 155.79 acres currently owned by the DoN, plus an additional 9.3 acre adjacent parcel that was previously conveyed by the Navy to the local School Board but was never developed. NOFA is currently in discussions to acquire this site for inclusion in the Project. This totals 165.09 acres of potential acreage for the Project. The approximate 37 acres of PPV housing at the West Bank, is not included in the potential EUL offering. A map has been provided on the Project Documents page that shows in more detail the PPV housing area of NSA West Bank that is not included in the Project.
- AutoCAD drawing files for entire property, including all available layers
An AutoCAD file containing various layers, has been provided on the Project Documents page of this site.
- Criteria for razor wire fencing -- locations, specifications, options
NOFA has no specific predetermined requirement(s) for razor wire fencing. One of the stated Project Goals is "Incorporating ’zone-based’ and/or scalable Anti-Terrorism/Force Protection security and building standards for military and perspective federal tenants, allowing for various levels of protection, security, and access." However, an important component of the Federal City vision is the provision of an aesthetically pleasing work environment with a campus-type atmosphere that is inviting to all tenants, visitors or customers. Aesthetic elements will be reviewed and determined in conjunction with the chosen developer.
- We represent some Local and National Commercial Chains as well as some Local Developers. Do they need to be included in the Master Plan or can they be considered after the Master Plan is selected?
Depending on what is deemed most appropriate by NOFA, specific tenants may or may not be included directly in the Federal City Master Plan. NOFA will make any such determinations in coordination with the selected Master Developer and on a case by case basis. Any specific requests for tenancy at Federal City should be made by submitting a detailed request to info@nolafederalcity.com.
- Are State and/or Local agencies considering occupancy (if permitted) at Federal City?
Yes, State and Local Agencies are targeted tenants. The New Orleans Federal Alliance (NOFA) is actively talking to and marketing to them at this time.
- How many personnel will be employed by Federal lessees?
There is no predetermined and/or guaranteed number of federal leases. The ultimate number of Federal leases will depend largely on the selected developer’s proposed tenant mix and success in identifying and securing tenants for Federal City. NOFA’s objective is to have at least 10,000 employees working on the Federal City complex within the next 10 to 12 years. Initial progress toward meeting this employment goal will be provided by the BRAC mandated relocation of Headquarters, Marine Forces Reserve (MarForRes) to Federal City. MarForRes reports that their present requirements are for 1,963 employees to be housed at Federal City. When considering the MarForRes presence and the possibility of other potential tenants in the relatively early portion of the project, NOFA approximates a range of anywhere between 2200 – 4500 tenants. Again, there is no predetermined and/or guaranteed number of tenants.
- Is the leasing plan primarily to go after the various military tenants?
The developer’s proposed leasing plan should be a balance between military, non-DOD federal and commercial entities.
- If Federal tenants do not come to the site, at what point can/will other non-federal uses be made of the site?
NOFA does not have any preconceived notion that the project will consist of all federal or all military tenants to the exclusion of other willing tenants or of the order in which willing tenants will populate the facility. It is NOFA’s desire to establish some balance in achieving a 21st century vision where Federal City has some combination of DOD, non-DOD federal, and civilian-commercial tenants.
- What prospective tenants are currently anticipated to lease space and how many square feet do they require? Who are the actual known "rent paying" tenants? Office, residential, etc?
NOFA has engaged in pre-marketing activities but has no commitments from prospective tenants. The selected developer will take the lead in identifying, attracting, and securing tenants. NOFA will be an active partner in this effort, providing support throughout the process. NOFA is currently engaged in marketing Federal City to a wide range of potential tenants that fit the vision of the project. It is NOFA’s intent to share all information and interest gathered to date with the selected development team and to partner with them to continue efforts to secure the right mix of tenants at Federal City.
- In addition to HQ MarForRes, how will the lease payments to the Navy be used? Will the payments (as cash or in-kind) be given back to the Federal City, or will it be shared with NOFA and the Federal City?
We fully anticipate that the Navy will get its full consideration in-kind. Details will depend on the developer’s proposed business plan. NOFA anticipates that DON will receive consideration in-kind for the enhanced use lease, primarily in the form of headquarters facilities for use by Marine Corps components.
- What is the anticipated term for MarForRes occupancy lease? Will there be options?
a) It depends on the developer’s proposed business plan. NOFA anticipates that DON will receive consideration in-kind for the enhanced use lease, primarily in the form of headquarters facilities for use by Marine Corps components.
- If the goal is to "cut costs," what are the expected rents to achieve that goal?
One of the stated project goals is to “Provide economical common services with costs to be shared among the campus-wide tenant base.” There is no goal to simply “cut costs”. It is NOFA’s desire that by leveraging economies of scale and incorporating the latest in high-tech, cost-effective, and sustainable design that a developer can provide state-of-the-art facilities at competitive rates within the local market. Developers responding to this solicitation should provide as part of their Financial Plan the anticipated/necessary revenue streams consistent with supporting their proposed development plan.
- If there are multiple federal tenants, will all pay the same rent?
There is no project prerequisite that all federal tenants pay an identical rent across all facilities. Developers responding to this solicitation should provide as part of their Financial Plan the anticipated/necessary revenue streams consist with supporting their proposed development plan.
- Is it anticipated that this lease will be signed before commencement of construction of this facility?
The EUL must be finalized and executed before construction of any facilities related to Federal City Project can commence.
- What safeguards will be in place to protect the Developer from future BRAC rounds?
None. The intent of this project is to make Federal City as efficient and effective as possible to minimize any threat of a future BRAC situation.
- Is NOFA working with DON now in the drafting of the RFP to prevent any pushback after the award? Collaboration?
The Solicitation developers will be responding to is a NOFA document that NOFA developed. NOFA is collaborating very closely with the DoN to ensure an EUL proposal can be formulated that will have the greatest chance of a very rapid approval.
- Will Mathes-B have a continuing role?
Mathes Brierre Architects will not be engaged by NOFA once a Master Developer is selected. It is up to the Master Developer to select any architectural firm that it believes will accomplish the goals of the Federal City project.
- Will BearingPoint have a continuing role?
BearingPoint Inc. is prohibited from participating on any developer team. NOFA is currently determining BearingPoint’s future role in the project. This will depend on the continuing need for consulting services and funding available through the Algiers Development District.
- Please specifically define AFCEE's role in this project.
They are not involved.
- Is Adams and Reese precluded from representing a developer?
Adams and Reese will not be representing a developer.
- How does a Small Engineering Firm get involved with this Project?
NOFA does not intend to directly engage individual companies for these types of project support services independent of the selected Master Development partner chosen by NOFA as outlined in the posted Final Solicitation. These processes will be established, as deemed necessary, in coordination with the selected Master Developer. Solicitation responses from potential Master Development teams are due to NOFA by 14 September, 2007. NOFA is looking for solicitation responses that have a good reasonable mix of local companies that add value to the project plan. The solicitation requires any developer response to include an overview of a comprehensive plan to ensure participation of local, woman & minority owned, and small disadvantaged businesses.
- How does my company go about getting involved with this project?
See response to “How does a Small Engineering Firm get involved with this Project?”.
- Assuming subs are qualified, are there any LA-based business set-aside requirements?
There are no specific set aside requirements. However, the solicitation requires any developer response to include an overview of a comprehensive plan to ensure participation of local businesses. NOFA is committed to the meaningful participation of such firms.
- What are the percentage goals for participation by local, small, and disadvantaged businesses?
There are no requirements; however, NOFA is looking for solicitation responses that have a good reasonable mix of local companies that add value to the project plan. The solicitation requires any developer response to include an overview of a comprehensive plan to ensure participation of local, woman & minority owned, and small disadvantaged businesses. NOFA is committed to the meaningful participation of such firms.
- Will penalties be assessed for not meeting these goals?
NOFA will be working with the selected Master Developer on an ongoing basis to ensure the goals developed by the Master Developer in this area are met.
- Has consideration been given to including goals for HUBZONE firms and Svc Disabled Vets?
There are no specific requirements, but we are looking for plans that have a good reasonable mix of local companies that add value to the project team. The solicitation requires any developer response to include an overview of a comprehensive plan to ensure participation of local, woman & minority owned, and small disadvantaged businesses. NOFA is committed to the meaningful participation of such firms.
- What checks will occur throughout the project lifetime to ensure local/small/disadvantage businesses will be included in all phases?
NOFA looks forward to seeing the plans that respondents submit. NOFA will carefully evaluate those plans and work with the selected master developer in the business plan phase to develop an approach to ensure proper participation by local, woman & minority owned, and small disadvantaged businesses. The solicitation requires any developer response to include an overview of a comprehensive plan to ensure participation of local, woman & minority owned, and small disadvantaged businesses. NOFA is committed to the meaningful participation of such firms.
- Re: "retaining the military," what will the USMC Reserves lease term be? Will they have a short term lease and/or termination rights?
It depends on the developer’s proposed business plan. NOFA anticipates that DON will receive consideration in-kind for the enhanced use lease, primarily in the form of headquarters facilities for use by Marine Corps components.
- What is the "Special Purpose Space" of 132,000 sq ft?
Special purpose space is a catch-all term for anything that is out of the ordinary, for example, warehousing space, martial arts practice areas, or a courtroom, etc. The detailed MarForRes space requirements have been posted at The Project Documents Page
- Does MarForRes require 200 homes in addition to the homes currently on the NSA or does the housing stock currently available suit their needs?
There are 200 sets of family quarters, which currently satisfy MARFORRES requirements. These family quarters are part of a public-private venture that has a 50-year lease and are not anticipated for inclusion in the EUL.
- With the prospect of USCG taking a significant amount of river frontage, should our proposal/development plan take this prospect into consideration that USCG WILL take this area?
The Coast Guard has requested transfer (ownership) of a site, and is currently pursuing that option. It is likely to go through. NOFA is currently working with the DON and Coast Guard on alternatives that may assist in the integration of the Coast Guard facility with Federal City. At the very least, NOFA is hopeful that the Coast Guard will coordinate with NOFA and the Developer to share or procure services associated with Federal City.
- Could Coast Guard USE rather than own a site?
The Coast Guard has requested transfer (ownership) of a site, and is currently pursuing that option. It is likely to go through. NOFA is working with both the Department of the Navy and the Coast Guard to consider some forms of support/integration with the Federal City Project.
- What commands of the Coast Guard will be moving to the Federal City? When should the Coast Guard be ready to move into their building?
The Coast Guard site will be for the Headquarters of Sector New Orleans, a regional command, with about 300 personnel stationed at their Headquarters. Our best information is that the Coast Guard plans to move into their new building before the start of calendar year 2010.
- What entitlement issues--zoning, planning, building codes, EA, NEPA, etc. will the Developer be "Encumbered by?" Who will be the "proponent" for EA/NEPA process from the government’s side?
NOFA expects the developer to work with local officials to achieve consistency with community interest in that regard. There is an installation status report that is available on the Federal City website. The proponent for NEPA is the Navy BRAC Program Management Office out of Charleston.
- Does DON have a single point person that makes a final decision OR is this subject to political/congressional swings?
The Secretary of the Navy is the person authorized to make the final enhanced use leasing decision.
- Does the property have to go through SHPO / Section 106 process?
There is an installation status report that is available on the web that identifies only one historic property. There may be some others that could be affected by a particular development plan that would require further coordination with the state historic preservation officer, again, depending on the actual concept of the development plan.
- Is the FMV of the land known at this time?
No, but steps are being taken to determine the FMV.
- Is conversion to fee simple ownership of site possible as a provision to be negotiated under the EUL?
No. The statutory authority, 10 U.S.C. 2667, which is the enhanced use leasing statute, contains no provision that would allow either party to seek fee simple interest. In other words, the Department of the Navy does not have the authority to allow NOFA to enter into an enhanced use lease and subsequently convert to fee simple interest.
- Is the federal government/DOD granting a license to DON for use of the ground? If so, how long? Is it revocable at any time?
The land at NSA West Bank is owned by the federal government but is already under the custody and control of the Department of the Navy (DON). There is therefore no need for a license from the "federal government/DOD" to the DON.
- Does NOFA have previous experience working on EUL projects or working with master developers on other large, complex projects?
No, NOFA has engaged BearingPoint, Inc. to provide the proper expertise in this process. BearingPoint is essentially functioning as NOFA staff and provides the expertise needed to successfully navigate this particular EUL.
- When will you guys begin the hiring process for the positions at NOFA?
At this time, the New Orleans Federal Alliance, a 501(c)(3) non-profit, does not currently require, nor does it anticipate hiring any staff positions. NOFA's needs in this regard will be further reviewed after the selection of the Master Developer team.
