Microsoft Word - 04 Request for Qualifications V2 - UCSF Mission Bay Development-FINAL.pdf

Armed Forces Retirement Home -

Washington Golf Course Request for Qualifications

Issued: 11/19/2024 Responses Due: 1/9/2025

AFRH-W Golf Course Request for Qualifications Issued: 11/19/2024 / Responses Due: 1/9/2025

1.0 Introduction

The Armed Forces Retirement Home (“AFRH”), an independent agency of the executive branch, is pleased to issue this Request for Qualifications (“RFQ”) for the renovation and long-term operation, maintenance, and management of its historic 9-hole golf course, driving range, and related facilities located on its campus in Washington, DC (“AFRH-W”). AFRH will use competitive procedures to consider responses to this RFQ in accordance with its authorities under Title 24 United States Code (USC) Chapter 10. The U.S. General Services Administration (GSA) will provide administrative support to AFRH for this RFQ but will not be responsible for the selection decision.

The DC campus is comprised of 272 acres and bounded on the east by North Capitol Street NW, the south by Irving Street NW, the west by Park Place NW and Rock Creek Church Road NW; and the north by Harewood Road NW. Of this total acreage, the area that is the subject of this RFQ is located in the southwestern corner and is approximately 108.5 contiguous acres.

AFRH intends to take advantage of its authorities to offer the lands and structures pertaining to the AFRH-W golf course (“Golf Course”) and is seeking qualifications for a golf course partner to manage the renovation and operations of the existing Golf Course. All interested partners (“Respondents”) shall submit the requisite information outlined in this Request for Qualifications (“RFQ”) in order to be shortlisted to respond to a Request for Proposals (“RFP”) to be issued early in the second quarter of 2025.

RFQ responses are due January 9, 2025, by 4:00 PM Eastern Standard Time (EST).

2.0 Armed Forces Retirement Home

AFRH operates and maintains the oldest federally operated veterans’ retirement homes in America.

This independent executive branch agency was created in the 1990s to combine the United States

Soldiers’ and Airmen’s Home (USSAH) in Washington, DC, and the United States Naval Home in Gulfport, MS, into a continuing care retirement community (CCRC). The AFRH is not a part of the Department of Defense, although its Chief Operating Officer (COO) (i.e., the head of the agency) is appointed by and under the control of the Secretary of Defense and its administration remains under the control and administration of the Secretary of Defense.

The USSAH was established in 1851 as a result of advocacy and financial support from General

Winfield Scott and other US Army officers. Its purpose was to provide an asylum to retired Army enlisted personnel, many of whom had been injured in battle and who received little compensation for their service and injuries.

Now, as a CCRC, AFRH-W provides five levels of residency and care (Independent Living, Independent Living Plus, Assisted Living, Memory Care, and Long-Term Care) to approximately 500 retired military enlisted personnel in residence. Among the many amenities offered by AFRH- W in support of its mission, the Golf Course, first established in 1910, provides recreational, rehabilitative, and social therapies as well as volunteer opportunities to the residents.

For almost 175 years, the AFRH has historically financed its operations from a monthly withholding from enlisted pay, fines and forfeitures resulting from disciplinary actions, interest income generated from a trust fund, and retirement pensions or resident fees, rather than from taxpayer-funded appropriations. To supplement these revenues and to ensure AFRH’s financial stability for future generations of retired military personnel, the National Defense Authorization Act for Fiscal Year 2018 (Public Law 115-91, 24 USC § 401, et seq.) authorizes AFRH’s COO to lease non-excess real property, subject to approval of the Secretary of Defense. (See Appendix A.) AFRH intends to take advantage of its authorities to offer the lands and structures pertaining to the AFRH- W Golf Course, preferably through a concessionaire agreement, to a qualified partner for renovation and long-term operation and maintenance.

3.0 The Opportunity at AFRH-W

Golf has been played at AFRH-W since the early 1900s and has been used as an opportunity for physical exercise and outdoor recreational therapy for residents. AFRH opened access to the campus Golf Course to the surrounding community in the early 2000s through the creation of annual associate memberships.

The Golf Course creates a sense of community and pride for residents. Residents relate that the course exudes a sense of culture and place – it is serene, low pressure, and friendly. Residents take pride in their Golf Course. Beyond the physical and mental health benefits playing golf provides, residents derive a sense of purpose from volunteering, allowing for therapeutic and purposeful activity. Helping operate and maintain the Golf Course, its facilities, and its equipment allows these veterans to continue to serve and give back.

In recognition of needed improvements, long-term operation and maintenance, and constrained funding, AFRH is looking for a third party to help achieve the three following goals:

Upgrade the Golf Course to modern standards.

• The Golf Course shall serve the purposes of providing a modern, safe, well-operated, and well-maintained experience.

Improve both the resident and member experience.

• The enhanced Golf Course shall serve residents of the home as well as members from the community, being a place of pride for both.

Provide an enhanced amenity for the residents at AFRH.

• The enhanced Golf Course should increase accessibility, adaptability, and teaching and learning (i.e., programming) opportunities.

• The enhanced Golf Course should be fun and intriguing for all golfing experience and proficiency levels.

Residents see this as their home and property. The Golf Course shall continue to serve their needs and prioritize their desires.

Based on multiple discussions with residents and campus-level staff, Respondents are advised that a successful response will first address how the Golf Course will continue to benefit and prioritize the residents and their needs, and second consider how the Golf Course could integrate (around AFRH’s needs) semi-private (associate) membership or limited public access. Considerations which further this include, but should not be limited to, free resident play, resident volunteerism and/or employment, opportunities for resident participation in maintaining the Golf Course’s culture, preferential access and tee times, walking paths around the Golf Course perimeter for non-players, and ambassador opportunities. AFRH is open to exploring a Golf Course operating program that would expand the associate membership program and/or open the course to public play. However, Respondents must understand that the Golf Course is an amenity to residents first and foremost, and residents of AFRH must be prioritized in any proposed renovation and operating program.

Respondents should provide examples of projects completed that include programming and design intended to meet the needs of elderly and/or disabled golfers. AFRH is open to programming that includes partnerships with third-party partners who provide instruction and/or playing opportunities to demographics that align with the mission of AFRH.

Existing Golf Course Overview

The Golf Course generates revenues (approximately $60,000 in 2021), which are deposited in the annual Resident Activity Fund (a non appropriated fund instrumentality). Currently, this Fund is the only source of funding for course operations and maintenance. An estimate of 2021 funds deployed into Golf Course maintenance included approximately $30,000 for landscaping, approximately $20,000 in additional maintenance, and approximately $15,000 for winterization of the course.

A 2017 study conducted by the National Golf Foundation determined the AFRH Golf Course would need approximately $3,000,000 to $5,000,000 of total renovation costs, depending on concept and routing. Required major course improvements include the installation of a new drainage system, a revamped clubhouse, new bunkering, and road work. Limited revenues coupled with constrained Resident Activity Fund allocation have created an environment where AFRH will not be able to solve most major improvements through typical funding sources.

Existing Course Information:

Membership: Semi-private

Length: 2,517 yards

Course: 9 holes

Par: 35

• 6 par 4 holes; 2 par 3 holes; 1 par 5 hole

Practice Facility:

• 5-tee Driving Range

• Chipping Area

• Putting Green

Clubhouse:

• Approximately 2,000 SF (Note: AFRH Master Plan allows for a larger clubhouse)

• Starter’s Area

• Beverage Service

• Range Operations

Figure 1: AFRH-W Campus Map

Figure 2: Existing AFRH-W Golf Course Layout

4.0 Key Considerations

This section outlines AFRH’s role in the renovation and operation process and provides information on the legal and regulatory context for the project. Golf Couse renovations and operation will be the responsibility of the selected entity with oversight by AFRH, in accordance with the RFP; any amendments to the same; applicable laws, policies, and regulations; contractual instruments; and other guidance as identified by AFRH. The final terms of the relationship will be contained in the contractual instruments executed by the parties.

AFRH’S Role

During the development and construction phases, AFRH will review and approve all general design and development plans, and construction drawings and specifications for conformance with the terms of the contractual instruments. AFRH will also ensure that construction is carried out in conformance with approved plans. Following substantial completion, and throughout the term of the agreement(s), AFRH will remain involved as an active steward of the properties, ensuring that the assets are maintained and operated by the Respondent in accordance with the terms of the contractual instruments.

Transaction Structure

While AFRH, through the Secretary of Defense, has the authority to sell its property, it strongly prefers to continue to own and realize operational proceeds under concessionaire agreement(s) with the selected Respondent(s). Although AFRH’s preference is for a concessionaire agreement, it may consider other proposed structures, such as a long-term leasehold interest, that may be in its interest. Regardless of the structure, the negotiated document will outline the level of oversight by AFRH as it relates to the review and approval of all design and development plans.

Property Conditions

Subject to AFRH’s obligations under applicable environmental laws and regulations, AFRH will transfer the property on an as-is basis without warranty or guarantee of any kind, and Respondents shall make their own analyses and evaluation of all aspects of the site and buildings. (See Section

VIII: Statement of Limitations.) All relevant due diligence information will be provided on the AFRH website (https://www.afrh.gov/aboutus/propertydevelopment). The Golf Course will be made available (weather-dependent) for potential respondents to tour on December 11, 2024, from 9-

11am. Interested parties must provide the name and firm of all proposed attendees to Mr. Tim Sheckler (tim.sheckler@gsa.gov) no later than 12 noon EST on December 10, 2024.

Security

Security is top priority of AFRH residents, and it is incumbent on the successful applicant to support AFRH’s efforts to deliver a safe and secure environment for its residents. Maintaining the security of the campus for its residents as capital improvements occur is one of AFRH’s key objectives.

Security for the Golf Course must be coordinated within the larger campus security framework.

For the security of its residents, a fence with a single, guarded entrance surrounds AFRH-W. The approved Master Plan (as amended in June 2022) includes guidelines that address security. AFRH will provide guidance to Respondents regarding its security requirements in the RFP in accordance with the security requirements that are included in the approved Master Plan.

Historic Preservation

Section 106 of the National Historic Preservation Act (NHPA) requires, among other things, that Federal agencies consider the effects of their undertakings on properties listed, or eligible for listing, on the National Register of Historic Places. Section 106 of the NHPA requires that potentially affected historic resources and effects on those resources be documented, and that consultation occur with local, state, and Federal historic preservation officials and other interested parties on ways to avoid or minimize any identified adverse effects.

The entire AFRH campus is a historic district. AFRH has a programmatic agreement that governs the treatment of the historic resources on the campus. The approved Master Plan (as amended) defines character areas and includes guidelines that address historic preservation. The RFP to be issued in the second phase of the selection process will include specific historic preservation guidelines for the renovation of the Golf Course and any redevelopment of existing buildings, along with additional development guidelines.

National Capital Planning Commission (NCPC) and Commission on Fine Arts (CFA)

NCPC’s authority lies in reviewing any Master Plan and new construction consistent with that

Master Plan to ensure consistency with the Federal Elements of the District of Columbia’s

Comprehensive Plan. Any design and construction plans for Golf Course renovations will be submitted by AFRH to NCPC and CFA (as appropriate) for review and approval.

Real Estate Taxes DC Code Section 47-1005.01, which provides for the assessment and taxation of leasehold interests, possessory interests, beneficial interests, or beneficial use in property that is owned by the Federal government but occupied by a person using the property for a non-tax-exempt purposes, may be levied upon a private developer holding a ground-lease interest granted by AFRH for a non-tax-exempt use. As a result, the Respondent should understand that if AFRH and the Respondent negotiate and execute a ground lease successfully, the District of Columbia may impose new taxes based on the assessed value of the real property whether or not AFRH retains ownership of the land. Taxes would be in accordance with the conditions of the negotiated lease and the tax status of the lessee or user.

Socio-Economic Requirements

The Respondent must agree on behalf of itself, its successors and assigns that it and its successors and assigns shall not discriminate against any individual or business entity on the basis of race, color, gender, disability, religion or national origin in (i) the use, occupancy, sale or lease of the site; (ii) the selection of construction subcontractors, vendors or suppliers; or (iii) any employment practices with respect to employees employed at or in connection with the site.

AFRH shall be deemed a beneficiary of this agreement regardless of whether it continues to own any portion of the site or lease any portion of the site and AFRH shall have the sole right to enforce this agreement in any court of competent jurisdiction. Such agreement shall be a covenant running with the site.

Respondents are encouraged to have members of their team that are small business concerns, veteran-owned small business concerns, service-disabled veteran-owned small business concerns, HUB Zone small business concerns, small disadvantaged business concerns, or women-owned small business concerns. Definitions of these business concerns are contained in 48 C.F.R. 2.101 (which may be found at https://www.ecfr.gov/).

5.0 Process & Conditions

Schedule AFRH expects the RFQ process to achieve the following milestones; however, the actual schedule may deviate from this plan and AFRH may alter or suspend this schedule at its own discretion.

RFQ Issuance 11/19/2024 Respondent RFQ Questions Due (if any) 12/6/2024 AFRH Responses to RFQ Questions (if any) 12/20/2024 RFQ Responses Due 1/9/2025

Shortlisted Team(s) Announcement 3/3/2025 Request for Proposal (RFP) Issuance 4/15/2025

AFRH may schedule interviews with Respondents as part of its evaluation process and reserves the right to interview none, all, or a selection of the Respondents at its discretion. In addition, the AFRH may seek clarifications from one or more Respondents, as determined at the AFRH’s sole discretion. As applicable, RFQ responses, Respondent interviews, and clarifications will be considered part of the Respondents' qualifications and components of AFRH’s evaluation.

Process The purpose of the selection process is to select the entity(ies) whose submission(s) (i.e., qualifications) would best complement AFRH’s project goals. AFRH intends to follow the selection process described below. Respondents are advised that this selection process is not subject to the Competition in Contracting Act of 1984, as amended, its implementing regulations, or other general procurement regulations, such as the Federal Acquisition Regulation; rather, the selection process is governed by 24 U.S.C. §411. The selection process for the Golf Course will be completed in two phases as follows:

Phase I RFQ: The objective of this RFQ phase is to identify the most highly qualified Respondents based on the evaluation criteria contained herein and to obtain input from their visions and concepts to finalize a Golf Course renovation and operating strategy.

Phase II RFP: Having determined the most competitive RFQ submissions based on the criteria outlined, AFRH will invite the most highly qualified Respondents via a Request for Proposals (RFP) to submit proposals. The proposals will include comprehensive approaches for the renovation of the AFRH Golf Course and relevant buildings in response to development guidelines included in the RFP. Respondents will also submit a financial offer, a financing plan, and a proposed transaction structure. Respondents should also expect to address, without limitation, such matters as management and organization, government/entity roles and responsibilities, phasing, and the design concept. The RFP will include specific criteria against which proposals will be evaluated.

The criteria are expected to include, but not be limited to, the financial offer, the quality and viability of the proposed operational plan, the financial plan, and the transaction structure. AFRH intends to conduct interviews with the Respondents during Phase II. At the end of the interviews and a full analysis of the proposals, AFRH will select the preferred entity(ies) with whom to enter into an agreement(s) regarding the Golf Course. An agreement(s) shall be executed no later than 120 days after selection, or such time period as may be mutually extended by AFRH and the preferred entity(ies). In the event that an acceptable agreement cannot be reached within 120 days after selection, AFRH reserves the right to then initiate negotiations with another Respondent on the short list or terminate the selection process. This process will continue until a mutually acceptable agreement has been finalized.

RFQ Questions and Answers Respondents have an opportunity to pose questions or requests for clarification. Respondent questions and requests for clarifications must be received on or before 4:00 PM EST December 6, 2024. Respondents are encouraged to focus questions on the RFQ and process (i.e., refinements to the opportunity and project requirements will be addressed in the RFP).

Once questions are submitted and answered by AFRH, all respondent questions and responses will be made available to all known Respondents. AFRH intends to provide responses to questions in a timely manner; however, it is under no obligation to do so. AFRH may choose to answer all, some, or no questions in its sole discretion. If necessary, AFRH may post a summary of question topics and the relevant responses.

Questions will not be accepted orally, by telephone, or directly by AFRH staff; oral responses or guidance provided by AFRH or its advisors shall not be binding.

RFQ Submittal Submissions shall be to the attention of:

Tim Sheckler, Director Real Property Disposition Division (WPTC) Public Buildings Service

U.S. General Services Administration 1800 F Street, NW Room 4459V Washington, DC 20405

Phone: (202) 595.4680 Email: tim.sheckler@gsa.gov

RFQ Evaluation and RFP Issuance AFRH will evaluate RFQ responses in accordance with the procedures and criteria described in this RFQ and expects to select the Respondents with the best capability to execute the proposed project to move forward to the Request for Proposals (RFP) process.

RFQ Conditions

Condition Description Reservation of Rights AFRH reserves the right, in its sole and absolute discretion, and without liability to any Respondent, to (1) modify or cancel the solicitation process or schedule at any time (including modifications to any terms and conditions within this RFQ), or ; (2) waive non-material irregularities;

(3) reject any, or all, submittals to this RFQ or seek new submittals when it is in the best interest of AFRH to do so; (4) seek clarifications or additional information from Respondents as it deems necessary for the evaluation of responses; and (5) request any additional information or evidence from individual Respondents, including but not limited to evidence of the Respondent’s financial status.

Respondent Costs Respondents shall bear all expenses in connection with their RFQ submittals. AFRH assumes no obligations, responsibilities or liabilities to reimburse any costs incurred by parties considering a response to and/or responding to this RFQ. All costs will be the sole responsibility of each Respondent and its team. AFRH reserves the right to cancel, withdraw, postpone, or extend this RFQ without incurring any obligations or liabilities.

Hold Harmless By participation in this RFQ process, Respondents agree to hold harmless AFRH, their officers, employees, agents, staff, consultants, and contractors from all claims, liabilities, and costs related to all aspects of this RFQ and the selection process.

Condition Description Confidentiality of Public Information

If a Respondent submittal contains trade secrets or financial information that it does not want to be disclosed to the public or used by AFRH for any purpose other than evaluation of its response to the RFQ, each page containing such information must be marked with the designation “Confidential.” Note, however, that the Respondent’s designation of information as “Confidential” does not guarantee that such information is exempt from disclosure. AFRH agrees that if a Public Records request is made for disclosure of information so marked, it will notify the Respondent of such information so that the Respondent will have an opportunity to legally challenge AFRH’s obligation to disclose such information, provided, however, the Respondent agrees to hold harmless AFRH from any and all liabilities associated with such challenge.

Due Diligence Efforts have been made to confirm the accuracy of the information contained in this RFQ and its appendices. While AFRH believes information provided in the RFQ is accurate, it does not guarantee the accuracy or completeness of the information and AFRH assumes no responsibility for any inaccuracies or use of the information by Respondents. Respondents shall be responsible for performing their own due diligence and investigations, as they deem necessary, prior to submitting a response. As a condition of participation in the RFQ process, each Respondent agrees that AFRH will not be responsible for any errors or omissions in the information contained in the RFQ or for any Respondent’s reliance on such information.

Equal Opportunity The Respondent must agree on behalf of itself, its successors, and assigns that it and its successors and assigns shall not discriminate against any individual or business entity on the basis of race, color, gender, disability, religion, or national origin in (i) the use or occupancy of the site; (ii) the selection of subcontractors, vendors, or suppliers; or

(iii) any employment practices with respect to employees employed at or in connection with the site. AFRH shall be deemed a beneficiary of this agreement regardless of whether it continues to own any portion of the site and AFRH shall have the sole right to enforce this agreement in any court of competent jurisdiction. Such agreement shall be a covenant running with the site.

Respondents are encouraged to have members of their team that are small business concerns, veteran-owned small business concerns, service-disabled veteran-owned small business concerns, HUB Zone small business concerns, small disadvantaged business concerns, or women-owned small business concerns. Definitions of these business concerns are contained in 48 C.F.R. 2.101. The Code of Federal Regulations may be found at https://www.ecfr.gov.

6.0 RFQ Submittal Requirements

Responses must be submitted in a single, complete .pdf file via email to Tim Sheckler at tim.sheckler@gsa.gov. The following guidelines help the screening and selection committees find the relevant information and support the most thorough review possible.

a. There is a page limit indicated in each category below (each page is equivalent to one 8.5 x 11 inch single-sided page) inclusive of all title and divider pages, attachments, completed forms, etc.

b. Font size shall be no less than 11pt.

Cover Letter (1 page maximum) Provide a cover letter, including the title of the RFQ, submittal date, the Respondent’s name, principal contact, address, telephone number and email address. The cover letter must be signed by a principal or officer authorized to represent and make commitments on behalf of the Respondent.

Respondent Profile (3 pages maximum) Provide a brief description of the Respondent. At this time, AFRH is focused only on the operating partner role, and not on potential consultant or other professional service partners (e.g., architect, general contractor). Please identify any co-Respondents or joint-venture partners, as applicable.

Provide the Respondent’s: (1) legal and business names, (2) business structure, including parent company and/or functional affiliated entities (if applicable), (3) the names of the firms’ officers, (4) number of years in business, (5) relevant services offerings and accomplishments, (6) headquarters location, (7) total number of offices, (8) principal office from which it plans to engage staff for the Project, (9) total number of employees and any material changes in staffing since 2023.

If a joint venture or partnership structure is proposed, entities must have demonstrated prior working experience and must provide a summary of such experience.

In addition, the proposed Respondent (including joint venture or partnership) shall identify (1) the lead or controlling entity and (2) for each additional firm comprising the joint venture of partnership, the:

a. name and legal status,

b. primary business address, and

c. full names and roles of its business officers.

Respondent Key Personnel (1 page maximum per professional) Provide resumes or professional biographies for the following personnel. AFRH expects, to the extent feasible, Key Personnel to remain unchanged if the Respondent is selected.

Firm Executive: individual with reasonable authority to act on behalf of the firm and lead accountability for the firm’s performance.

Team: individuals who will lead and contribute to the development of the Project including those responsible for project management, project finance, construction management and operation of the course.

Pipeline & Current Projects (2 pages maximum) Provide a summary chart listing the Respondents’ current known pipeline and projects in construction, including (1) expected delivery dates, (2) project scope and size, (3) location, and (4) approximate total project value.

Project Examples (2 pages maximum per project) Provide two (2) project examples that best demonstrate the Respondent’s applicable and relevant experience and expertise related to (1) golf courses, or similar concessionaire arrangements (2) professional experience of the Key Personnel identified above, and (3) experience working in partnership with a federal or public organization

Please include the following information in the project examples, at minimum:

• Respondent’s role in the project.

• Relevance to the AFRH Golf Course opportunity.

• Location, project type, uses, size, approximate value, and ground lease term (if applicable).

• Project team: owner, developer, architect, general contractor, management company.

• Key Personnel that worked on the project and their respective roles.

• Construction start and completion dates and current role in the project (if any).

• Other key attributes, results, successes and/or innovations.

Financial Capacity (no page limit)

Respondents are asked to demonstrate the ability to finance projects with a value of at least $20,000,000 through prior experience, financing relationships and company financials. Provide a description of the Respondent’s relationships with lending institutions, financial partners, and investors, and demonstrate the ability to access funding sources, including at least one reference from a bank or similar financial institution familiar with the financial condition or capabilities of the firm and at least one additional reference from an equity or joint venture partner in a prior project.

Provide for the Respondent or other firm that would act as a financial guarantor for the Projects (including, as applicable, parent companies if such entities are special purpose entities), the following:

• 2023 complete year (or most recent partial year-to-date) unaudited financial statements including balance sheet, income statement, and cash flow statements.

• Most current complete year of audited financial statements prepared by an independent certified public accounting firm, including balance sheet, income statement and cash flow statements, and the auditor’s opinion and notes.

Please note: If audited financial statements are not available, the Respondent shall include the last two (2) years of submitted IRS tax returns. If the relevant entity is a sole proprietor or a wholly- owned corporation owned by a single individual, and the Proposer is relying on the financial assets of the sole proprietor or single owner of the corporation, this individual’s tax return and financial information must be submitted. AFRH reserves the right to request additional evidence of the

Respondent’s financial condition.

Litigation, Debarment, Bankruptcy (no page limit) Disclose any of the following Respondent litigation, debarment and bankruptcy details, including parent and affiliated companies as follows:

• Any on-going litigation relating to a real estate development project or prior litigation over the past 5 years.

• Any on-going litigation involving a government entity or prior litigation over the past 5 years.

• Pending or active disqualifications, suspensions or debarments from performing work for any governmental entity within the past ten (10) years.

• Efforts to seek bankruptcy protection under any available bankruptcy act within the past ten (10) years.

Feasible Renovation and Operation Vision Respondents should provide a high-level presentation of a feasible vision for the renovation and operations of the AFRH Golf Course. The vision must be aligned with the mission and values of AFRH, and one that enhances the resident experience. Respondents are encouraged to present any creative renovation and/or programming options that their team may bring to the Project.

7.0 RFQ Response Evaluation

AFRH will evaluate qualified RFQ responses based on the selection criteria provided below and plans to shortlist three Respondents, which, at AFRH’s sole discretion are best qualified to meet

AFRH’s needs.

AFRH reserves the right to reject any or all RFQ responses and to change or add to the evaluation criteria at any time during the RFQ process. All decisions related to the review, evaluation and qualification of Respondents will be made at AFRH’s sole discretion.

Evaluation Criteria Weighting

Project Team / Experience / Past Performance 40%

Financial Capability / Capacity 30%

Concept for Renovation / Programming / Operations / Maintenance 30%

The objective of the criteria is to evaluate 1) qualifications of the project team members, including the entity proposing the project, each member of the project team, and each key individual; and the project team and entity’s relevant experience and past performance with similar projects, 2) the entity’s financial capacity to carry out the concept proposed, 3) the concepts for renovation, programming, operations, and maintenance of the Golf Course. Each of the criteria will be evaluated on a Does Not Meet / Meets / Exceeds basis based on the matrix below:

Evaluation Criteria The standard is met when: The standard is exceeded when:

Project Team / Experience / Past Performance

• The submission is complete and includes all personnel / partners needed to execute the proposed project

• Respondent Key personnel have experience in projects of similar size, scope and complexity, and their roles and responsibilities are clearly defined and stated

• Respondent identifies at least two

(2) projects of similar, size, scope and complexity that demonstrate applicable and relevant experience and expertise related to: 1) golf courses, and 2) experience working in partnership with federal, state, or public organizations

• Respondent appears to have the ability to complete the project given its current and expected pipeline of projects

• The standard is met and References for all personnel / partners indicate that the expectations for the referenced example projects were all exceeded in areas such as budget, schedule, and outcome

• The example projects are all specifically golf course examples and the written narrative clearly demonstrates mastery/expertise in the execution and operation of the project.

Financial Capability / Capacity

• Respondent demonstrates the ability to finance a value of at least $20,000,000

• Respondent shows ongoing relationships with lending institutions, financial partners and investors, and have at least 1 reference from a bank or similar financial institution and 1 reference from and equity partner or joint venture partner in a prior project

• Respondent provides a summary of current project pipeline and projects underway, to include:

o Expected delivery dates o Project scope and size o Location o Approximate total project value

• Respondent narrative demonstrates that it has the capacity to manage the proposed project in light of other projects currently underway

• Requested financial statements are submitted

• The Respondent is not subject to ongoing litigation or prior litigation over the last 5 years

• None of the Respondent team has been disqualified or disbarred from performing work for a government

• The standard is met, and the respondent provides information that their reference projects are performing beyond market norms

Evaluation Criteria The standard is met when: The standard is exceeded when:

entity withing the last 10 years

• Respondent and/or key team members have not sought bankruptcy protection in the last 10 years.

Concept for Renovation / Programming / Operations / Maintenance

• Respondent provides a comprehensive written response demonstrating an understanding of AFRH’s articulated objectives for the Golf Course and its residents, e.g.

o Generates revenue for AFRH residents o Ensures the security of AFRH residents o Prioritizes resident uses of the golf course

• The standard is met and o The proposed structure is realistic and returns revenue to AFRH o The proposed concept goes beyond achieving AFRH’s objectives for the Golf Course and substantially advances these objectives in a material way.

o The proposed concept clearly enhances the resident experience at AFRH and/or enhances the value of residency at

AFRH

AFRH will contact, at its discretion, the references provided in the entity’s response to the RFQ and others to determine the project team’s performance based on the ability to meet time and budget objectives, the responsiveness of the entity and team members, and the entity and team members’ history of turning team concepts into realities.

8.0 Site Information

Due diligence information on the AFRH-W campus can be viewed on AFRH’s website (https://www.afrh.gov/aboutus/propertydevelopment).

9.0 Statement of Limitations

AFRH represents that this RFQ, submissions from Respondents to this RFQ, and any relationship between AFRH and Respondents 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, Respondents are deemed to accept and agree to this Statement of Limitations. By submitting a response to this RFQ, the entity acknowledges and accepts AFRH’s rights as set forth in the RFQ, including this Statement of

Limitations and any due diligence materials. RFQ means all the documents included herein, including any due diligence materials and drawings.

AFRH 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 AFRH-W, in whole or in part, independently of this selection process. This RFQ shall not be construed in any manner to create an obligation on the part of AFRH 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.

AFRH reserves the right in its sole discretion to hold discussion with, to obtain information from, to request presentations from, and to conduct negotiations with, any or all Respondents that AFRH deems appropriate. AFRH 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.

Failure to respond to any of the items required by this RFQ could result in an entity’s RFQ response being rejected. In any and all events, the AFRH shall not be liable for any costs associated with the preparation, clarification, or negotiation of responses submitted to this RFQ.

AFRH 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 Respondents by the AFRH; 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.

Respondents 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. Respondents shall not rely upon any statement or information given the Respondents by

AFRH including, without limitation, any information contained in or supplied in connection with this RFQ. Solely as a matter of convenience to the Respondents, AFRH is making available certain due diligence information relating to the site. AFRH does not make and hereby disclaims any representation, warranty or other statement regarding the accuracy, sufficiency, or correctness of any such information, and hereby advises all prospective Respondents to obtain, examine, and independently verify all such information to the extent that they deem necessary or desirable for their purposes. AFRH does not accept, and hereby disclaims, any liability to any person or entity as a result of the information provided by AFRH, whether or not such person or entity does or does not submit a response to this RFQ.

AFRH 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, AFRH’s investigation of the experience and qualifications of any entity, and AFRH’s discussions, dealings, or negotiations with one or more of the most highly qualified Respondents, or the termination of any such discussions or negotiations. By submitting responses to the RFQ, each entity hereby irrevocably acknowledges, accepts and agrees to the disclaimers of liability set forth above.

In determining the development strategy for the AFRH-W Golf Course, and in selecting the most highly qualified Respondents to proceed to the RFP phase, AFRH will exercise its best professional and business judgment and ensure the integrity of the selection process. AFRH reserves the right to exercise fully its discretion in interpreting and applying the selection criteria and in making its selection. No other entity or other private party responding to this RFQ shall be entitled to a justification of AFRH’s decision or shall have a right to appeal or protest in any forum. By responding to this RFQ, Respondents waive all rights to appeal, protest or otherwise dispute any agency action regarding this RFQ, in any forum.

AFRH does not represent that its requirements meet the requirements of the DC Code or the DC Municipal Regulations. Compliance with AFRH’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 and city laws, statutes, ordinances, and regulations, including environmental and historic preservation requirements.

AFRH 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 project construction. Each entity must make its own conclusions concerning subsurface and other hidden or latent conditions that may affect the methods or costs of construction and redevelopment. AFRH makes no representation or warranty concerning the truth, accuracy or completeness of environmental information provided about the site.

The requirements and prohibitions of 18 USC § 201, “Bribery of public officials and witnesses” and 31 USC § 1352, “Limitation on use of appropriated funds to influence certain Federal contracting and financial transactions” are applicable to the selection process.

AFRH 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 entity acknowledges, accepts, and agrees that all such materials, information, ideas and suggestions retained shall become the property of AFRH.

AFRH 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.

No claims for broker’s fees will be paid by the AFRH. Each entity shall indemnify, defend and hold the AFRH 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.

Respondents submitting business information pursuant to this selection process should consult 41 C.F.R. § 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 Respondents that they consider confidential and not releasable to third parties outside of AFRH, and its employees, agents, consultants and representatives must be clearly and conspicuously so marked.

GSA will providing administrative support to AFRH for this RFQ but will not make the decision on which Respondent(s) will be offered opportunity to participate in any future RFP. GSA will also not be party to any future agreement that results from a future RFP or solicitation.

AFRH intends to disclose submissions received in response to the RFQ to non-governmental evaluators. Each evaluator will sign and provide forms to AFRH entitled “Conflict of Interest Acknowledgment and Nondisclosure Agreement” and “Receipt of Sensitive Information.”

Appendix A: 24 United States Code § 411

§411. Establishment of the Armed Forces Retirement Home

(a) Independent establishment

The Armed Forces Retirement Home is an independent establishment in the executive branch.

(b) Purpose

The purpose of the Retirement Home is to provide, through the Armed Forces Retirement Home- Washington and the Armed Forces Retirement Home-Gulfport, residences and related services for certain retired and former members of the Armed Forces.

(c) Facilities

(1) Each facility of the Retirement Home referred to in paragraph (2) is a separate establishment of the Retirement Home.

(2) The United States Soldiers' and Airmen's Home is hereby redesignated as the Armed Forces Retirement Home-Washington. The Naval Home is hereby redesignated as the Armed Forces Retirement Home-Gulfport.

(d) Operation

(1) The Chief Operating Of f icer of the Armed Forces Retirement Home is the head of the Retirement Home. The Chief Operating Of f icer is subject to the authority, direction, and control of the Secretary of Defense.

(2) Each facility of the Retirement Home shall be maintained as a separate establishment of the Retirement Home for administrative purposes and shall be under the authority, direction, and control of the Administrator of that facility. The Administrator of each facility of the Retirement Home is subject to the authority, direction, and control of the Chief Operating Of f icer.

(3) The administration of the Retirement Home, including administration for the provision of health care and medical care for residents, shall remain under the control and administration of the Secretary of Defense.

(e) Property and facilities

(1) The Retirement Home shall include such property and facilities as may be acquired under paragraph (2) or accepted under section 415(f ) of this title for inclusion in the Retirement Home.

(2) The Chief Operating Of f icer may acquire, for the benef it of the Retirement Home, property and facilities for inclusion in the Retirement Home. If the purchase price to acquire fee title to real property for inclusion in the Retirement Home is more than $750,000, the Chief Operating Of f icer may acquire the real property only if the acquisition is specif ically authorized by law.

(3) If the Chief Operating Of f icer determines that any property of the Retirement Home is excess to the needs of the Retirement Home, the Chief Operating Of f icer shall dispose of the property in accordance with subchapter III of chapter 5 of title 40 (40 U.S.C. 541 et seq.). The proceeds f rom the disposal of property under this paragraph shall be deposited in the Armed Forces Retirement Home Trust Fund.

(f ) Department of Defense support

The Secretary of Defense may make available f rom the Department of Defense to the Retirement Home, on a nonreimbursable basis, administrative support and of f ice services, legal and policy planning assistance, access to investigative facilities of the Inspector General of the Department of Defense and of the military departments, and any other support necessary to enable the Retirement Home to carry out its functions under this chapter.

(g) Accreditation

The Chief Operating Of f icer shall secure and maintain accreditation by a nationally recognized civilian accrediting organization for each aspect of each facility of the Retirement Home, including medical and dental care, pharmacy, independent living, and assisted living and nursing care.

(h) Annual report

The Secretary of Defense shall transmit to Congress an annual report on the f inancial and other af fairs of the Retirement Home for each f iscal year. The annual report shall include an assessment of all aspects of each facility of the Retirement Home, including the quality of care at the facility.

(i) Authority to lease non-excess property

(1) Subject to the approval of the Secretary of Defense, whenever the Chief Operating Of f icer of the Armed Forces Retirement Home considers it advantageous to the Retirement Home, the Chief Operating Of f icer may lease to such lessee and upon such terms as the Chief Operating Of f icer considers will promote the purpose and f inancial stability of the Retirement Home or be in the public interest, real or personal property that is-

(A) under the control of the Retirement Home; and

(B) not excess property (as def ined by section 102 of title 40) subject to disposal under subsection (e)(3).

(2) A lease under this subsection-

(A) may not be for more than f ive years, unless the Chief Operating Of f icer determines that a lease for a longer period will promote the purpose and f inancial stability of the Retirement Home or be in the public interest;

(B) may give the lessee the f irst right to buy the property if the lease is revoked to allow the

United States to sell the property under any other provision of law;

(C) shall permit the Chief Operating Of f icer to revoke the lease at any time, unless the Chief Operating Of f icer determines that the omission of such a provision will promote the purpose and f inancial stability of the Retirement Home or be in the public interest;

(D) shall provide for the…