MODIFICATION
99 -- Request for Qualifications - Property Exchange for Construction and Related Services
- Notice Date
- 4/24/2014
- Notice Type
- Modification/Amendment
- NAICS
- 531390
— Other Activities Related to Real Estate
- Contracting Office
- General Services Administration, Public Buildings Service (PBS), Property Development Division (WPC), 7th and D Streets, S.W., Room 2002, Washington, District of Columbia, 20407
- ZIP Code
- 20407
- Solicitation Number
- Exchange
- Archive Date
- 6/14/2014
- Point of Contact
- Mary Pineda, Phone: 202-205-8468
- E-Mail Address
-
mary.pineda@gsa.gov
(mary.pineda@gsa.gov)
- Small Business Set-Aside
- N/A
- Description
- NOTE: This Request for Qualifications ("RFQ") is not a GSA procurement, is not subject to the Federal Acquisition Regulation ("FAR") and ultimately the selected entity (referred to in this RFQ as the selected Exchange Partner or "EP" or "Offeror") should not plan to receive any appropriated funds from GSA. Furthermore, this RFQ is not to be construed or interpreted as a contract or a commitment of any kind, nor does it commit GSA to pay for any costs incurred by Offerors in the submission of proposals. This RFQ represents Stage I of a two Stage Solicitation process. Based on a review of qualifications in this stage of the solicitation process, GSA will select a shortlist of qualified Offerors who will be invited to participate in Stage II. In the second stage of the solicitation process, Offerors deemed qualified in Stage I will be asked to submit proposals identifying specific Exchange Consideration services that would be provided in exchange for the properties identified in this RFQ. Participation in both Stages I and II is a mandatory requirement in order to be ultimately considered as the Exchange Partner. I. INTRODUCTION The U.S. General Services Administration ("GSA") seeks to obtain qualifications from entities that are interested in providing construction and related services ("Exchange Consideration") to complete the remaining repair and alterations of the GSA Headquarters Building at 1800 F St. NW ("1800 F"); as well as construction and related services of up to three buildings, Administration Buildings 73, 74 and 75, located at the St. Elizabeths West Campus in Southeast Washington, DC ("St. Elizabeths Admin Buildings") to support the U.S. Department of Homeland Security ("DHS") headquarters consolidation. In exchange, upon completion and Government acceptance of the Exchange Consideration, GSA will convey the United States' title, by Quitclaim Deed, to two (2) buildings and associated parcels, the Cotton Annex Building and site ("Parcel A") and the GSA National Capital Region Regional Office Building ("ROB") and site ("Parcel B") located in Southwest Washington, DC. The Exchange Consideration required for the modernization, alteration and occupancy of 1800 F and up to three of the St. Elizabeths Admin Buildings will include: • design-build construction inclusive of infrastructure improvements; • all associated management and move/relocation services; and • procurement and installation of furniture, information technology and audio visual equipment. This opportunity is pursuant to Section 412 of the Consolidated Appropriations Act of 2005 (General Provisions) (P.L. 108-477, 118 Stat. 2809, 3259 (Dec 8, 2004)) ("Section 412 Exchange Authority"). This project will allow GSA to leverage its current assets in exchange for services that will support Federal space consolidation efforts at these DC locations; and will allow for Cotton Annex and ROB in Southwest Washington, DC to be conveyed to the private sector consistent with widely desired redevelopment goals for this part of the city. This project will support GSA's goals to: • support the Presidential Memorandum entitled Disposing of Unneeded Federal Real Estate, 75 Fed. Reg. 33987 (June 16, 2010); • leverage the value of real property assets to provide more efficient, sustainable Federal facilities that will better enable Federal agencies to achieve their missions; and • obtain best value for GSA, through an open, public competition. II. PROJECT DESCRIPTION This project will include Exchange Consideration to complete the remaining repair and alterations of 1800 F and the construction and related services associated with the adaptive reuse of up to three of the St. Elizabeths Admin Buildings in exchange for Parcels A and B. If there is additional value from Parcels A and B that exceeds the Exchange Consideration required at these locations, GSA will expect to receive a cash equalization payment. Upon completion and Government acceptance of the Exchange Consideration, GSA will convey Quitclaim Deeds to Parcels A and B to the Exchange Partner ("EP"). The Stage II RFP will contain detailed scopes of work pertaining to the Exchange Consideration for 1800 F and the St. Elizabeths Admin Buildings, as well as zoning and site information related to Parcels A and B. A. Exchange Consideration: 1800 F Phase 2 1800 F, a National Register-listed building located in NW DC, currently houses GSA's Central Office. In 2013 GSA completed a modernization of the eastern portion of the building ("1800 F Phase 1"). The Exchange Consideration identified in this RFQ is for the modernization of the western portion of the building estimated at approximately 425,000 GSF ("1800 F Phase 2"). Once the modernization is complete, the EP will relocate GSA regional staff at ROB to 1800 F to complete GSA headquarters consolidation. A Section 106 Memorandum of Agreement ("MOA") governing the completion of 1800 F has been agreed upon and executed in accordance with the National Historic Preservation Act ("NHPA"). An Environmental Assessment ("EA") and a Finding of No Significant Impact ("FONSI") for 1800 F have been completed in accordance with the National Environmental Policy Act ("NEPA"). The National Capital Planning Commission ("NCPC") and the U.S. Commission of Fine Arts ("CFA") have approved this project. The Exchange Consideration for 1800 F Phase 2 modernization, alteration and occupancy includes design-build construction inclusive of infrastructure improvements, all management and staff relocation services, and procurement and installation of furniture, information technology and audio visual equipment. St. Elizabeths Admin Buildings The planned DHS consolidated headquarters is located on the St. Elizabeths West Campus and a portion of the North Parcel at St. Elizabeths East Campus National Historic Landmark in Southeast Washington DC. Phase 1 of the three-phased approximately 6 Million GSF consolidation development is slated for completion in early 2014. The Exchange Consideration identified in this RFQ is for the modernization of up to three vacant National Register-listed buildings estimated at approximately 60,000 - 70,000 GSF each that are a Phase 2 consolidation development component. DHS staff from various non-St. Elizabeths locations will be relocated to the St. Elizabeths Admin Buildings in furtherance of the DHS headquarters consolidation. A Section 106 Programmatic Agreement ("PA") governing the redevelopment of the St. Elizabeths West Campus has been agreed upon and executed in accordance with NHPA. Section 106 Consultation and an MOA will be required for the reuse of the St. Elizabeths Admin Buildings. An Environmental Impact Statement ("EIS") and a Record of Decision ("ROD") for St. Elizabeths have been completed in accordance with NEPA. NCPC and CFA have approved the master plan for St. Elizabeths. NCPC and CFA will need to approve the design of the St. Elizabeths Admin Buildings. The Exchange Consideration for the St. Elizabeths Admin Buildings modernization, alternation and occupancy includes design-build construction inclusive of infrastructure improvements, all management and staff relocation services, and procurement and installation of furniture, information technology and audio visual equipment. B. Parcels A and B: Parcels A and B are located in the Southwest ("SW") precinct of Washington, DC with Parcel A located at 300 12th St. SW and Parcel B located at 301 7th St. SW. The SW precinct of Washington, DC has recently been the subject of many planning and redevelopment analysis efforts including the National Capital Planning Commission and the U.S. Commission of Fine Art's Southwest Ecodistrict Plan, the District of Columbia's Maryland Avenue Small Area Plan, and GSA's 2012 RFI for the Federal Triangle South ("FTS"). Parcel A Parcel A includes one building, the Cotton Annex, and is approximately two acres with a WMATA Subway Tunnel easement. Parcel A is generally bound by 12th, D and C streets SW, and the 12th Street Expressway SW. The Cotton Annex building is currently vacant, has approximately 118,000 GSF on six levels and is eligible for listing in the National Register of Historic Places. Parcel B Parcel B includes one building, the ROB, and is approximately three acres. Parcel B is generally bound by Virginia and Maryland avenues SW, and 7th, D and 9th streets SW. The ROB is currently occupied, and has approximately 942,000 GSF above grade on seven levels and one level below grade. In March 2014, the Secretary of the Interior determined that the ROB is not eligible for listing in the National Register of Historic Places. III. SELECTION PROCESS This is a Request for Qualifications ("RFQ") of Offerors interested in entering into an Exchange Agreement with GSA to provide Exchange Consideration services that support the agency's mission to provide cost-effective and efficient office space for Federal tenant agencies in exchange for Quitclaim Deeds conveying Parcels A and B, in accordance with Section 412 Exchange Authority. For this solicitation "Offeror" refers to a public or private organization or company, association, joint venture partnership, or other entity that will commit to acquire both properties and perform all required Exchange Consideration under this project; if selected pursuant to a subsequently issued Stage II Request for Proposals, the Offeror will enter into an Exchange Agreement to effectuate the transaction. This RFQ represents Stage I of a two Stage Solicitation process. Based on a review of qualifications in this stage of the solicitation process, GSA will select a shortlist of qualified Offerors who will be invited to participate in Stage II. In the second stage of the solicitation process, Offerors deemed qualified in Stage I will be asked to submit proposals identifying specific Exchange Consideration services that would be provided in exchange for the above identified properties. Participation in both Stages I and II is a mandatory requirement in order to be ultimately considered as the Exchange Partner. Note: Throughout this solicitation process, the Government will not allow payment for travel, or costs associated with the development and submission of any items required under this solicitation from prime Offeror or Sub-Consultant offerors. Organizational Conflicts of Interest: Certain firms may be ineligible to participate in this opportunity due to organizational conflicts of interest of varying types. If the proposed EP is an ineligible firm, or includes an ineligible firm within its team, the Offeror is hereby notified that the Government will not execute an Exchange Agreement with that offeror until such time as the organizational conflict of interest is fully mitigated, neutralized, or waived to the full satisfaction and at the sole discretion of the Government. Firms that may be ineligible to participate due to organizational conflicts of interest including, but are not limited to, firms with prior GSA contracts which performed management support services, consultant or other professional services, contractor assistance in technical evaluations, and/or system engineering and technical direction on the GSA Headquarters 1800 F Phase 2 and/or the St Elizabeths Admin Building project(s). A. STAGE I: Under Stage I, the factors will be evaluated on a "go," "no-go" basis only. Stage I is a pre-requisite requirement for Stage II. Only those Offerors who receive a "go" rating on all evaluation factors under Stage I will be shortlisted and invited to participate in the Stage II selection process. REQUIRED SUBMITTALS: (REVISED) REQUEST FOR QUALIFICATIONS - Due Date EXTENDED from May 22, 2014 at 3:00 PM to 30 MAY 2014 AT 3:00 PM Offerors shall submit FIVE (5) Hard Copies and an Electronic PDF Version by no later than the date and time listed above. The proposal package must include the 1) Solicitation Number/Title, 2) Due Date, 3) Closing Time, and be submitted to: Mary E. Pineda GSA/NCR PBS/Office of Planning and Design Quality 7th & D Street SW, Suite 4004 Washington, DC 20407 mary.pineda@gsa.gov All Materials Submitted Shall Be In Typeface Times New Roman 12 Point, On 8-1/2 By 11 Inch White Paper With One Inch Margins All Around And Printed On One Sided Only (11" x 17" foldouts are acceptable for images and map pages). Requests for Clarification or Interpretation Requests for Clarification or Interpretation of the RFQ shall be submitted within 10 days of the RFQ issuance and no later than 3:00 PM on April 17, 2014. No further requests shall be accepted beyond the established deadline. Requests for clarification or interpretation shall be sent via email to Mary E. Pineda, GSA at mary.pineda@gsa.gov. Each request should clearly reference the applicable page, section and paragraph of the RFQ. Submission The following documents are to be included within your submission: 1. Project Team Overview The Project Team Overview must include the following information: a. Offeror Identification: i. Offeror's name and address; ii. Name, address, phone, fax numbers and email addresses of the primary point of contact and the person designated to authorize and bind the Offeror; iii. Tax Identification Number (TIN), DUNS; iv. Include any affiliation or other relationship between the entity and any development company, parent company, subsidiary or other affiliate. b. Offeror's Legal Structure: Name and type of the Offeror's legal organizational structure (formed or to be formed) that will undertake implementation and completion of the development, including but not limited to any affiliates as defined in 48 C.F.R Part 2.101. The CFR may be found at http://www.access.gpo.gov. c. Offeror's Proposed Team: After the RFQ Stage I, no substitutions shall be made in the Offeror team or to key individuals without the prior written approval of GSA. Each such proposed substitution shall, at a minimum, satisfy all requirements for Offeror team members and other key individuals set forth in the Submission Requirements section of this RFQ. Offer to provide the following: i. Identify each firm that is a member of the Offeror team, including but not limited to joint venture partners and consultants. The consultants identified should include, but not limited to, Design/Build ("DB") Contractor, Financial/Equity Partner, Project Manager of DB Contractor, Architects, Engineers, Economic/Financial Analysts, and Historic Preservation Specialist. ii. Proposed Organizational chart of the Offeror team. d. Offeror's current real estate portfolio: As of the RFQ date, provide composition of Offeror's current real estate portfolio, including type of projects, amount of building square footage or units owned and/or managed. 2. Response to the Three (3) Qualification Evaluation Factors as detailed below. NOTE: Each Factor Response Shall Be Tabbed Accordingly STAGE I EVALUATION FACTORS: Note: These factors are for the purpose of evaluating Offerors work for the Exchange Consideration projects, not Parcels A and B. FACTOR 1 - PAST EXPERIENCE (DEVELOPMENT) GO/NO GO Development Past Experience Offeror must demonstrate development past experience, through submission of details on at least three (3) projects completed over the past 10 years each with development cost of $50 million or more, whether self-financed or otherwise, for development, historic preservation, and/or rehabilitation. EACH PROJECT MUST INCLUDE THE FOLLOWING: 1. Narrative of project descriptions not more than two (2) pages to describe each project including the role of Offeror and its team members, any unique challenges of the project, and an explanation of how the Offeror addressed the unique challenges 2. One exterior photograph of the project 3. Provide Capital and financing sources (e.g., loan to value, financial guarantees, etc.) Factor 1 Evaluation Standard: This factor will be evaluated a "GO" if the Offeror demonstrates development past experience through their submission of details on at least three (3) projects completed over the past 10 years each with development cost of $50 million or more for development, historic preservation, and/or rehabilitation and includes all information as required per 1 - 3 as stated above. FACTOR 2 - PAST EXPERIENCE (DESIGN/BUILD) GO/NO GO Design Build Past Experience Offeror must also provide past experience that demonstrates the successful experience of a Design Build (DB) Contractor responsible for the construction of two (2) similar projects substantially completed within the past ten (10) years as defined below. The first of the two similar projects must meet the definition as stated below "First similar project" and the second project must meet the definition as stated below "Second similar project". 1. " First similar project " is defined as a project that is comparable in nature, type, and complexity as defined by all of the following characteristics: a. The project involved a modernization and/or renovations to an existing building that included work on architectural, structural, electrical, mechanical, plumbing, fire protection systems, high security blast and ballistic windows. b. The total project construction cost at award of the construction contract(s) was not less than $30 million. c. Project involved work on a National Register-eligible or National Register-listed site and/or a construction project that has complied with the Secretary of Interior standards for rehabilitation d. Project required close coordination with occupants e. Project involved abatement of hazardous material. 2. " Second similar project " is defined as a project that is comparable in nature, type, and complexity as defined by all of the following characteristics: a. The project involved a modernization and/or renovation to an existing building that included work on architectural, structural, electrical, mechanical, plumbing, fire protection systems, high security blast and ballistic windows. b. The total project construction cost at award of the construction contract(s) was not less than $75 million. c. Project involved work on a National Register-eligible or National Register-listed site and/or a construction project that has complied with the Secretary of Interior standards for rehabilitation d. Project involved phase construction in a partially occupied building. EACH DESIGN BUILD PROJECT MUST INCLUDE THE FOLLOWING: i. Narrative of project descriptions not more than two (2) typed, 8 ½" x 11" pages to describe each project including a description of any unique challenges of the project, and an explanation of how the Offeror addressed the unique challenges; ii. One exterior photograph of the project; iii. Provide capital and financing sources; iv. Project Title v. Owner and/or Occupants(s)/Tenant(s) vi. Location vii. Description including GSF and/or OSF viii. Special Features (Security System, Historical Consideration, Blast & Ballistic Windows) ix. Contract Award Date x. Contract Type and Contractor's Responsibilities (Scope of Work) xi. Date of Substantial Completion xii. Date of Final Completion xiii. Contract Cost at Award xiv. Contract Cost at Completion xv. Original Schedule Completion Time at Contract Award (Calendar Days) xvi. Actual Completion Time (Calendar Days) xvii. Number of Change Orders xviii. Classification (reason) of Changes Orders (Latent Conditions, Owner Instituted, Design Errors & Omissions, etc., ) Factor 2 Evaluation Standard: This factor will be evaluated a "GO" if the Offeror submission demonstrates the experience of a Design Build (DB) Contractor responsible for the construction of two (2) similar projects substantially completed within the past ten (10) years that meet the definition as stated within "First similar project" and the "Second similar project" and includes all information as required per i. - xviii. as stated above. FACTOR 3 - FINANCIAL CAPACITY AND CAPABILITY GO/NO GO To demonstrate the Offeror's financial capacity and capability, provide the following information: 1. Offeror's recent history (last seven years prior to RFQ issuance date) in obtaining financing for real estate development projects, detailing type of project, financing source(s) and amounts committed of more than $125,000,000. 2. Two bank references for the Offeror and the financial equity partner, if any. 3. For the lead partner and/or principal(s) of the Offeror team, provide the most current report from Dun & Bradstreet or other recognized credit-reporting service. Factor 3 Evaluation Standard: This factor will be evaluated a "GO" if the Offeror provides information as stated above and can demonstrate the Offeror's ability to access current and future capital in the amount of $125,000,000 or greater. B. STAGE II: Following the Stage I Evaluation Board's selection of its short list, those shortlisted Offerors will be notified and then provided the Stage II project information, requirements, and evaluation factors. IV. STATEMENT OF LIMITATIONS A. This RFQ, submissions from Offerors to this RFQ, and any relationship between GSA and Offerors arising from or connected or related to this RFQ, are subject to the specific limitations and representations expressed below, as well as the terms contained elsewhere in this RFQ. By participating in the selection process, Offerors are deemed to accept and agree to this Statement of Limitations. By submitting a response to this RFQ, the Offeror acknowledges and accepts GSA's rights as set forth in the RFQ, including this Statement of Limitations and any Appendices. RFQ means all the documents included herein, including any Appendices, Exhibits and drawings. B. GSA reserves the right, in its sole discretion, without liability, to accept or reject any or all of the RFQ responses, and to develop and operate Parcels A and B, in whole or in part, outside this selection process. This RFQ shall not be construed in any manner to create an obligation on the part of GSA to enter into any agreement, nor to implement any of the actions contemplated herein, nor to serve as the basis for any claim whatsoever for reimbursement of costs for efforts expended in preparing a response to the RFQ or participating in the selection process. C. GSA reserves the right in its sole discretion to hold discussions with, to obtain information from, to request presentations from, and to conduct negotiations with, any or all Offerors that GSA deems appropriate in its sole discretion. GSA reserves the right, as it deems its interests may require in its sole discretion, to accept or reject any or all submissions, to waive any informality, informalities or nonconformity in the submissions received, and to accept or reject any or all items in a submission. D. Failure to respond to any of the items required by this RFQ could result in an Offeror's RFQ response being rejected. In any and all events, GSA shall not be liable for any costs associated with the preparation, clarification, or negotiation of responses to this RFQ. E. GSA makes no representations or warranties whatsoever with respect to this RFQ or the site including, without limitation, representations and warranties as to the accuracy of any information or assumptions contained in this RFQ or otherwise furnished to Offerors by GSA; the use or progress of the development of the site, or any portion thereof; site and environmental conditions on the site; or the suitability of the site or any portion thereof for any specific uses or development. Offerors shall make their own analysis and evaluation of all aspects of the site, including without limitation, the income potential, profit potential, expenses and costs of development of the site. Offerors shall not rely upon any statement or information given the Offerors by GSA including, without limitation, any information contained in or supplied in connection with this RFQ including information available at www.fbo.gov. Offerors should review this website prior to submitting a proposal to ensure they have reviewed all information for revisions, modifications and additions. GSA does not make and hereby disclaims any representation, warranty or other statement regarding the accuracy, sufficiency, or correctness of any such information, including illustrations provided in Exhibits, acreage and square footage, references and due diligence information provided and hereby advises all prospective Offerors to obtain, examine, and independently verify all such information to the extent that they deem necessary or desirable for their purposes. GSA does not accept, and hereby disclaims, any liability to any person or entity as a result of the information provided by GSA, whether or not such person or entity does or does not submit a response to this RFQ. F. GSA disclaims any liability for any damage to reputation or interference with ongoing negotiations or contracts, or any other liability whatsoever, based on the selection process pursuant to this RFQ, GSA's investigation of the experience and qualifications of any Offeror, and GSA's discussions, dealings, or negotiations with one or more of the Offerors, or the termination of any such discussions or negotiations. By submitting responses to the RFQ, each Offeror hereby irrevocably acknowledges, accepts and agrees to the disclaimers of liability set forth above. G. In selecting qualified Offerors to proceed to the RFP Stage II, GSA will exercise its best professional and business judgment and ensure the integrity of the selection process. GSA reserves the right to exercise fully its discretion in interpreting and applying the selection criteria and in making its selection. H. Compliance with GSA's requirements for the site should not be construed to mean compliance with requirements of other governmental authorities. Any project resulting from this selection process must be in compliance with all applicable Federal, state and local laws, statutes, ordinances, and regulations, including environmental and historic preservation requirements. I. GSA makes no representations regarding the character or extent of soil or other subsurface conditions, utilities or hidden conditions that may be encountered during the course of construction. Each Offeror must make its own conclusions concerning subsurface and other hidden or latent conditions that may affect the methods or costs of construction and redevelopment. GSA makes no representation or warranty concerning the truth, accuracy or completeness of environmental information provided about the site. J. The requirements and prohibitions of 18 U.S.C. § 201, "Bribery of public officials and witnesses" and 31 U.S.C. § 1352, "Limitation on use of appropriated funds to influence certain Federal contracting and financial transactions" are applicable to the selection process. K. GSA reserves the right to retain all the materials and information, and the ideas, suggestions therein, submitted in response to this RFQ. By submitting a response to this RFQ, the Offeror acknowledges, accepts, and agrees that all such materials, information, ideas and suggestions retained shall become the property of GSA. L. GSA reserves the right to: (a) modify, and/or suspend any and all aspects of this RFQ; (b) request additional information; and (c) waive any defects as to form or content of this RFQ or any responses submitted thereto. M. No claims for broker's fees will be paid by GSA. Each Offeror shall indemnify, defend and hold GSA harmless from and against all claims, liabilities, and costs arising from any claim for brokerage commissions, finder's fees, or other remuneration based in whole, or in part, on the submission of a response to this RFQ, any negotiations in connection with or related to this RFQ, or the execution of a lease, agreement, or other contract arising out of or in connection with this RFQ. N. Offerors submitting business information pursuant to this selection process should consult 41 C.F.R. Part 105-60 and other implementing regulations concerning the release of such information to third parties pursuant to the Freedom of Information Act ("FOIA"). All information submitted by Offerors that they consider confidential and not releasable to third parties outside of GSA, and its employees, agents, consultants and representatives must be clearly and conspicuously so marked. O. GSA may disclose submissions received in response to the RFQ to non-governmental evaluators. Each non-governmental evaluator will sign and provide forms to GSA entitled "Conflict of Interest Acknowledgment and Nondisclosure Agreement" and "Receipt of Sensitive Information." Added: <input type="hidden" name="dnf_class_values[procurement_notice][description][1][added_on]" value="2014-04-10 17:00:33">Apr 10, 2014 5:00 pm Modified: <input type="hidden" name="dnf_class_values[procurement_notice][description][1][modified_on]" value="2014-04-24 15:00:16">Apr 24, 2014 3:00 pm Track Changes (REVISED) NOTE: All Government responses to Requests for Clarification or Interpretation is EXTENDED From 24 April 2014 at 3:00 PM to on/about 2 May 2014 at 3:00 PM and will be issued via an attachment to this FEDBIZOPPS Notice. (REVISED) REQUEST FOR QUALIFICATIONS - Due Date EXTENDED from May 22, 2014 at 3:00 PM To: 30 May 2014 at 3:00 PM
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