West_Africa_-_Housing_Development_Opportunities.pdf

United States Department of State

Washington, D.C. 20520

Enclosed is a request for proposals for the construction and lease of new housing projects in Bamako, Mali and Ouagadougou, Burkina Faso. The solicitation will be a two-phase process. The intended schedule is set forth below.

Date Event

April 9, 2019 Pre-proposal conference in Bamako.

April 12, 2019 Pre-proposal conference in Ouagadougou.

April 29, 2019 First phase responses are due.

Early June 2019 Invitations for second phase are published.

Late June 2019 Technical conference in each location.

Late July 2019 Second phase responses are due.

The pre-proposal conferences are an opportunity to learn more about the solicitation and how to respond.

Registration is requested no later than April 1st. Please send an email to WestAfricaHousing@State.gov for details of the agenda and to register.

mailto:WestAfricaHousing@State.gov

WEST AFRICA BUILD TO LEASE HOUSING

REQUEST FOR PROPOSALS

Apartment concept

Townhouse concept

BAMAKO, MALI

and

OUGADOUGOU, BURKINA FASO

TABLE OF CONTENTS:

SUMMARY OF OFFERING ……………………………..……………………………… 3

REQUEST FOR PROPOSALS …..………………………...…………………………….. 4

A. Request for Proposals in Two Locations …………………...………………. 4

B. Two Phase Process…………………….………………….………………… 5

C. RFP Schedule………………………….………………..………...………… 5

PROJECT SCOPE………………………………….………..……………………...…….. 6

A. Site Preferences…………………….………………..……………………… 6

B. Site Layout…………………………..……………………………………… 7

C. Project Design……………………...………………..……………………… 8

D. Anticipated Lease Agreement……….…………..…………………..……… 10

SUBMISSION REQUIREMENTS..……………….………………………..……………. 11

A. Deadline to Submit...…………...……………………..……………………... 11

B. How to Submit………..……………………………..………………………. 11

C. What to Submit...……………………………………..……………………… 11

EXHIBITS……………………………..………………………...………………….. Attached

Exhibit A: Preferred Locations

Exhibit B: Example Designs

Exhibit C: Overview of Technical Requirements

Exhibit D: Offeror Templates (Project Schedule/Funding Capability)

Exhibit E: Overview of Legal Terms

SUMMARY OF OFFERING:

Opportunity The United States Government (USG) seeks one or more developers to construct and lease housing for two locations in West Africa - Bamako, Mali and Ouagadougou, Burkina Faso. As the developer, you will finance, design, develop, and operate a residential housing project in one or both of the project locations.

Project Locations Bamako, Mali: 45 housing units

Ouagadougou, Burkina Faso: 30 housing units

Lease Agreement The USG will be the sole tenant of the residential housing projects.

The USG anticipates entering into a long-term lease for each Project location. The lease agreement will provide the USG with the right to extend the lease term further and/or purchase the property.

Two Phase Process The selection of a developer(s) for the projects will be a two-step process.

Phase One: the USG seeks to identify the most qualified development teams and site locations.

Phase Two: the USG will invite selected respondents to prepare a detailed proposal outlining the scale, type, and configuration of development being proposed.

Pre-proposal conferences

Phase One Submission Deadline

May 6, 2019 at 5:00pm Eastern Standard Time

Contact Josh Montague – Realty Specialist westafricahousing@state.gov or +1 (571) 226 9487

In Bamako, Mali: Tuesday morning, April 9th

In Ouagadougou, Burkina Faso: Friday morning, April 12th

REQUEST FOR PROPOSALS:

A. REQUEST FOR PROPOSALS FOR TWO LOCATIONS

In this Request for Proposals (“RFP”), the United States Government (“USG”) is seeking proposals from real estate developers who can finance, design, construct, lease and maintain housing developments at two locations in West Africa: Bamako, Mali, and Ouagadougou, Burkina Faso (both referred to herein as the “Project”). The USG will give preference to proposals involving both locations; however, the USG will also consider proposals that are limited to one location. Proposals will be evaluated in accordance with the content provided in this RFP document.

The USG is seeking newly constructed residential developments featuring high quality residences and shared amenities in a safe and secure environment that is located within reasonable commuting distance from the US Embassy. The housing units may be either townhouses, apartments, or a combination of both. Each Project will be a stand-alone turnkey development, with communal indoor and outdoor recreational facilities, green space, a perimeter wall, controlled site access, utilities, and parking. Future landlords will be expected to provide satisfactory maintenance of and repairs to the premises during the lease.

If the USG chooses to proceed with a proposal, the selected entity or entities (“Selected Developer”) will enter into a build-to-lease agreement (“Agreement”) with the USG. The Agreement will contain the terms by which the Selected Developer will design, construct, and maintain the Project. The Agreement will also include the terms by which the USG will accept and occupy the completed Project.

Apartment concept

B. TWO PHASE PROCESS

The USG will conduct a two-phase process for evaluating proposals. In this first phase, the USG seeks to identify qualified developers and locations for the Project. Interested parties (“Offerors”) are invited to submit information about their relevant capability and experience.

In reviewing Phase One responses, the USG will evaluate the documentation to identify the Offerors most qualified to complete the Project. The USG will invite the most qualified Offerors (as determined by the USG in its sole discretion) to submit a formal detailed response as part of Phase Two. The USG will then provide the selected Offerors with detailed instructions regarding the Phase Two process and information requirements, including technical requirements that must be incorporated into the Project design. In Phase Two, Offerors must present a complete and detailed description of the project team, project plan, a firm financial proposal, and a comprehensive project schedule.

After reviewing Phase Two responses, the USG may enter into discussions with one or more Offerors. The USG may elect to enter into negotiations with a selected Offeror for a project in one or more of the locations. Discussions are intended to clarify elements of proposals and to highlight the USG’s requirements and objectives in the context of specific proposals. Discussions may result in revisions to proposal documents. During the period of negotiations, the selected Offeror(s) will work in good faith with the USG to negotiate terms and conditions of the Agreement and any other documents the USG may require in executing the transaction.

C. RFP SCHEDULE

Following is the anticipated schedule for accepting and reviewing proposals:

Milestone Target Date Phase One Request for Proposals issued March 15, 2019 Pre-proposal conference in Bamako April 9, 2019 Pre-proposal conference in Ouagadougou April 12, 2019 Phase One Responses Due May 6, 2019 Phase Two RFP Released Early June 2019 Pre-submission conference Late June 2019 Phase Two Responses Due Late July 2019 Appointment of Selected Developer and commence negotiation of Agreement

Fall 2019

PROJECT SCOPE:

A. SITE PREFERENCES

The Projects’ site image, location, and history should be suitable for a US Embassy housing compound. The following lists the site requirements and preferences:

1) Location. Exhibit A identifies the preferred Project locations for each city. Within the preferred areas, Tier 1 locations will generally be preferred over Tier 2 locations.

Locations outside of Tier 1 and 2 may not be considered. The USG prefers sites within a reasonable commuting distance of the US Embassy, with closer proximity being preferred. Note, however, the proposed site should not be directly adjacent to or in the immediate vicinity of the US Embassy because different security criteria may apply.

Contact the USG for further clarification of specific requirements if a proposed site is in close proximity to the US Embassy.

2) Surrounding area. The site should be located in a low-crime area. Land use adjacent to the site should be primarily residential with low-rise buildings. The site should not be in close proximity to major highways, rail lines, or under flight paths. The area should be free of pollution, industrial operations, hazardous waste, and significant noise.

3) Size. Offerors should propose a parcel size that has enough space to accommodate the setbacks and other design requirements listed herein. For example, USG analysis of the RFP’s requirements indicates a minimum parcel size of approximately 0.8 hectares for a 30-unit apartment development, and approximately 2.0 hectares for a 30-unit townhouse development.

4) Shape. Preferred sites would be rectangular or square shapes that allow a high degree of flexibility for development and space to meet the setback requirements. The site topography should be flat or gently sloping, and level with or above surrounding areas.

For compact sites, the USG prefers sites with the long dimensions oriented east/west.

5) Access. The site should be able to accommodate more than one vehicle access point

(preferably on different streets).

6) Site Flooding. The site should be geologically stable with no compaction required prior to construction. Any site subject to flooding is not acceptable. Sites considered subject to flooding include any site located in a municipality-designated flood zone; sites that show evidence and/or are known to possess soils of low/no infiltration capacity; sites showing evidence of ponding/standing water after rainfall events; and sites that receive storm water runoff from off-site areas.

7) Environmental Issues. The site should be verifiably free of environmental hazards and restrictions and not subject to contaminated soils, industrial pollution or runoff.

B. SITE LAYOUT

Proposed sites should be able to accommodate the layout requirements described below. Exhibit B provides additional information about the site layout preferences preferred by the USG, including example design drawings and diagrams. Offerors are welcome to follow the design examples for their site layout plans.

1) Setbacks. Setbacks are areas measured between the exterior of all occupied buildings and the interior of perimeter walls. Except for the Access Control Building, no occupied buildings are permitted in the setback area. Unoccupied buildings, such as a utility building, may be located within the setback.

a) Adjacent to roads. Every site layout design must include a minimum twenty (20) meter setback between occupied buildings and interior of the perimeter wall for any areas adjacent to public roads.

b) Areas not adjacent to roads. The minimum required setback is six (6) meters for any portions of the perimeter wall that are not adjacent to public roads or off-site property where unauthorized vehicles may gain access.

2) Clear Zone. Around the entire perimeter of the site, within the setback, there shall be a clear zone extending six (6) meters from the inside of the perimeter wall, free of detached auxiliary buildings, parking, or any obstructions that could interfere with surveillance of the perimeter. The clear zone must continue around any utility structures integrated with the perimeter wall. Roadways, sidewalks, and underground infrastructure may be placed within the six (6) meter clear zone. See the clear zone example in Exhibit B for further reference.

3) Perimeter Wall. Each site must have a perimeter wall constructed to a minimum height of 2.75 meters, measured on the street side. On sides where the property does not abut public roads, the perimeter wall shall be setback 2.75 meters from the adjacent property, to accommodate a controlled area on the outside of the wall.

4) Site Access. There should be at least two (2) access points for each Project development.

i. Primary access point: Each site will need to provide an Access Control

Building as the primary vehicular and pedestrian entrance. The Access Control Building must meet the design requirements described in Section C(3) below.

ii. Secondary access: Each site will also have a secondary access point. A secondary access point will have a sliding gate and be used for emergency vehicle egress.

The secondary access point should be located as remote as practicable from the primary entrance.

C. PROJECT DESIGN

The following provides a basic description of the major elements to be included in the Project design. Comprehensive design requirements will be provided in the Phase Two instructions.

1. Sample Designs. The example design drawings and diagrams in Exhibit B provide additional insight into the design preferred by the USG. Offerors are encouraged to carefully examine these example concepts.

2. Quantities and Sizing. The design of the following should fall within +/- 10% of the quantity and sizing described in this section. Note that the sizes provided herein are “net” areas measured from the inside finished surface of their surrounding walls.

Please reference Exhibit B for additional information on measuring net areas.

Bamako

Project Element Quantity Target size in net square meters Two (2) Bedroom Units 30 133 Three (3) Bedroom Units 10 182 Four (4) Bedroom Units 5 210 Parking Spaces 68 30 Access Control Building 1 46 Recreation Facility 1 233 Utility Building * (as required)

Ouagadougou

Project Element Quantity Target size in net square meters

Two (2) Bedroom Units 8 133 Three (3) Bedroom Units 20 182 Four (4) Bedroom Units 2 210 Parking Spaces 45 30 Access Control Building 1 46 Recreation Facility 1 233 Utility Building * (as required)

3) Access Control Building. The Access Control Building will consist of a guardroom and screening areas for vehicles and pedestrians. The guardroom must be designed so that it has unobstructed views into the screening areas and the adjoining street. The vehicle screening area will include a drop-arm on the inside and a solid swinging or sliding steel or aluminum gate on the street side. The Access Control Building should be constructed along the main roadway and integrated with the Project’s perimeter wall.

4) Recreation Facility. The Recreation Facility will be a community facility consisting of an exercise room, locker rooms, and a swimming pool area. See Exhibit B for an example Recreation Facility design. Amenities exceeding examples provided in Exhibit B will be viewed favorably.

a) Location. The Recreation Facility should be centrally located among the housing units but not near either compound egress point. In a townhouse configuration, the Recreation Facility will be a structurally separate building. In an apartment building configuration, the Recreation Facility must be integrated into the ground floor of the building.

b) Swimming pool. The pool must be an in-ground swimming pool. The pool area will include safety barriers surrounding the pool deck area. The pool should be large enough to be a shared amenity for the residents.

c) Compound Emergency Sanctuary. An area within the Recreation Facility will be established as a compound emergency sanctuary (“CES”). The CES is a safe space enclosed by high security doors and windows. The CES will be equipped with emergency power, ventilation, communications, and a separate exit.

5) Utility Building. The Project will require utility structures to house back-up generators, switchgears, voltage regulators, water tanks, fire pumps, and other necessary utility functions.

a) Location. In a townhouse configuration, the utility building(s) shall be a structurally separate building. In an apartment building configuration, the utility building(s) shall be integrated into the ground floor structure of the building.

b) Water. The City water supply or well supply will be the main source of water to the complex with a backup truck fill port in the Utility Building.

6) Key Technical Requirements. Exhibit C provides plumbing, electrical, fuel, and safety requirements that must be included in the Project. Offerors must incorporate these technical requirements into their designs for the Project.

Comprehensive technical requirements will be provided in the instructions for Phase Two.

D. ANTICIPATED LEASE AGREEMENT

Upon appointment of a Selected Developer(s), the parties will negotiate the Agreement. The Agreement will include provisions for the design, construction, and operation of the Project.

1) Lease. The USG envisions an initial long-term lease, with multiple options to renew. The USG will retain an option, but not an obligation, to purchase the property during or at the end of the lease term. The Agreement will make the Selected Developer solely responsible for the financing, planning, design, construction, and maintenance of the Project.

a) As part of the Phase Two instructions, the USG will include its template build-to-lease agreement. In their response to Phase Two, Offerors must review and accept the USG template or propose modifications for consideration by the USG.

b) The Agreement is subject to revision by the USG at any time prior to execution, including as needed to conform to local law or to the particulars of the Project.

2) Design Coordination. The Selected Developer and USG will coordinate design reviews in accordance with the terms of the Agreement. The Phase Two instructions will include USG’s design criteria and specifications that will eventually be incorporated into the Agreement. The Selected Developer will be responsible for completing design documentation at its own expense. The Selected Developer will be required to submit drawings to the USG for review at multiple stages of design. The Selected Developer’s design will be a direct evolution of the design concepts submitted in response to the RFP.

The USG shall have the right to reject any aspect of design that would adversely affect use and occupancy of the Project or which varies from the criteria and standards contained in this RFP.

3) Construction. The Agreement will obligate the Selected Developer to construct the Project in accordance with the USG-approved design and according to the USG-approved schedule. The Selected Developer will be responsible for all construction quality control and quality assurance. The USG will not be obligated to accept the Project if it is not completed in a timely manner due to the Developer’s fault and/or if it is not constructed in accordance with the approved design. The lease term and rent payments will commence upon the USG’s acceptance of the completed Project.

4) Financing and Payments. The Selected Developer will be responsible for financing the cost of site acquisition, zoning, design, and construction of the Project. Offerors should include any financing costs in its proposals. Except for items specifically identified in the Agreement that will be funded separately by the USG (e.g., above market security upgrades) the USG’s financial contribution will be provided in the form of rent payments under the Agreement. The USG anticipates making level rent payments during the lease term, rather than a balloon payment at the beginning or end of the term.

SUBMISSION REQUIREMENTS:

A. DEADLINE TO SUBMIT

To be considered under this RFP, Offerors must submit a Phase One response before:

May 6, 2019 at 5:00pm Eastern Standard Time (“Deadline”).

B. HOW TO SUBMIT

To be considered under this RFP, all Offerors must also submit their response, addressing all required the items identified in Section C below before the Deadline, to:

westafricahousing@state.gov.

Note: for files or packages larger than 10 mb, files should NOT be sent directly by email, but should be sent to the email address above through the following website:

https://safe.amrdec.army.mil/SAFE/Default.aspx

Responses may be submitted in English using the following formats: Adobe Acrobat, Excel, and/or CADD. For consideration, the response must be in English.

Please refer all questions regarding this RFP to westafricahousing@state.gov

C. WHAT TO SUBMIT

In order to be considered, any Phase One response to this RFP should include the following information and documentation organized into the three sections as outlined:

1) Offeror Qualifications (required)

2) Site Identification (optional but strongly encouraged)

3) Site Layout (optional but strongly encouraged)

Phase One responses must include all of the Offeror Qualifications information requested below.

Providing Site Identification and Site Layout information is optional, but the USG will give greater preference to any response that includes Site Identification and Site Layout information.

For proposals that involve housing at both locations, a separate proposal should be submitted for each location.

1) OFFEROR QUALIFICATIONS (REQUIRED)

□ a) Offeror Capability: Provide information regarding the Offeror’s overall capability to design, build, administer, manage, and maintain the Project. Describe the approach to maintaining an efficient organization, including staffing, corporate management support, and management procedures throughout the term of the Agreement.

□ b) Offeror Experience: Describe the Offeror’s experience with the development and construction of similar projects in the region over the past ten years. Offerors should provide verifiable examples of previous experience with developments of a similar scale highlighting developments completed locally or regionally. Include at least the following for each project:

1) Project names and addresses;

2) Photographs, site plan, and renderings;

3) Development scope, including construction type and size;

4) Construction start and completion dates;

5) Development values;

6) Building codes and standards built to (include which edition of the relevant building code and standard);

7) Description of fire protection measures incorporated; and

8) References, including names, addresses, email addresses and phone numbers.

□ c) Offeror Entity: Provide a copy of the Offeror’s certificate of incorporation and license to operate in the Project’s country. Identify any special authorities or restrictions for the Offeror. Provide an operating agreement or other official document that evidences who is authorized to represent the Offeror entity in response to this RFP.

□ d) Team members: Identify key members of the Project team. Provide a clear description of the roles and relevant experience of each member of the development team. If the proposal involves a joint venture or subcontracting or other use of another firm to perform all or significant portions of the work, include the qualifications of each firm and their key personnel as described in this section. Key members should include, at a minimum, the following:

1) Development Team;

2) Design Team;

3) Financing Team;

4) Construction Team; and

5) Operation and Management Team.

□ e) Funding Capability: Use the form provided in Exhibit D to provide information demonstrating the Offeror’s capability to fund the development and operation of the Project throughout the term of the Agreement.

□ f) Funding partners: Provide a preliminary commitment letter or other evidence from a financial institution(s) enabling the USG to verify that financing is available to execute the Project.

2) SITE IDENTIFICATION (OPTIONAL)

Provide narrative and graphical information, as appropriate, for each of the following:

□ a) Location: Identify the proposed site. Include the street address and a location map.

□ b) Survey: Provide a survey drawing showing property boundaries. The survey drawing or site plan should clearly identify the size, scale, and direction. Provide an aerial or satellite photograph of the site with boundaries marked, if available. If any buildings are to be retained, include photographs and floor plans.

□ c) Title: Identify the Offeror’s interest in the proposed site (e.g., ownership, option to purchase, preliminary negotiations, etc.). If the Offeror does not own the site, identify the legal owner of the proposed site.

□ d) Zoning: Identify the current zoning of the site and whether the site as zoned meets USG’s intended use. If not, provide any changes that will be required for the Project and a narrative description of the process to make such changes.

□ e) Adjacent properties: Provide a description of the properties adjacent to the proposed site. Include a map for reference.

□ f) Past use: Provide a description of the past uses of the site. Include the sources of this information about the site.

□ g) Utilities: Provide a list and description of the utilities currently serving the site and whether such utilities will be adequate for the proposed Project.

□ h) Environmental: Provide evidence of the environmental condition of the proposed site and describe any additional site due diligence that will be required.

□ i) Flooding: Provide any available information evidencing that the property’s position in relation to historical and projected flood areas.

3) SITE LAYOUT (OPTIONAL)

Provide narrative and graphical information, as appropriate, for each of the following:

□ a) Design approach: Describe the approach to site planning and development. The description should include architectural concept, building densities, and vehicular/pedestrian transportation strategies. Include a description of how the proposed Project will comply with the site layout, design, and technical requirements described in this RFP.

□ b) Construction approach: Describe the construction approach, and any variations to the example designs provided. Propose a plan for providing quality assurance to the USG during construction. Describe any unique features or systems.

□ c) Structural: Describe the approach to structural design, and the structural materials to be used.

□ d) Site plan: Provide a preliminary site plan that includes graphic representations illustrating the development envisioned. Show how the proposed Project will comply with the site layout, design, and technical requirements described in this RFP. The USG will prefer a preliminary site plan showing the following:

1) Site and location of proposed uses;

2) Driveways and pedestrian paths (including detail to demonstrate how vehicular and pedestrian traffic will circulate);

3) Housing units;

4) Parking areas;

5) Green space and other landscaping,

6) Recreation Facility (including locker rooms, recreational facilities, and pool area);

7) Setbacks and clear zone;

8) Perimeter walls and the primary/secondary access points (including Access

Control Building); and

9) All other proposed structures.

□ f) Project Schedule: Use the schedule form provided in Exhibit D to provide an estimated schedule for the design, zoning, financing, and construction of the proposed Project.

EXHIBITS – TABLE OF CONTENTS

Exhibit A:

A1 – Preferred Locations (Bamako) A2 –Preferred Locations (Ouagadougou)

Exhibit B:

B1 – Setbacks and Clear Area Diagrams B2 – Setbacks and Clear Area Examples B3 – Site Plan Townhouse Concept Examples B4 – Site plan - Townhouse Developed Concept B5 – Site Plan Apartment Concept Examples B6 – Site Plan Apartment Developed Concept B7 – Access Control Building B8 – Recreation Facility B9 – “Net” areas measurement

Exhibit C:

C – Overview of Technical Requirements

Exhibit D:

D1 – Project Schedule D2 – Funding Capability

Exhibit E:

E – Overview of Legal Terms

EXHIBIT A1 - PREFERRED LOCATIONS

EXHIBIT A2 - PREFERRED LOCATIONS

EXHIBIT B1 – SETBACK AND CLEAR AREA DIAGRAMS

The setback is the distance between the perimeter wall and the area where occupied buildings are allowed to be built. This is represented in the following diagram in the yellow shaded area. The setback in most cases will be 20 meters. In limited cases, a setback of 6 meters will be allowed if the adjacent property is controlled and unauthorized vehicles are not permitted. The Access Control Building, Utility Buildings, roads, and other non-occupied buildings or structures area allowed to be built within the setback.

North – Uncontrolled Property – 20 Meter Setback

East – Uncontrolled Property – 20 Meter Setback

South – Uncontrolled Property – 20 Meter Setback

West – Controlled Property – 6 Meter Setback

The clear area is a continuous 6 meter clear area is required at the perimeter of the site. The clear area must be free of obstructions including physical barriers such as buildings or parked vehicles, and visual barriers such as taller landscaping elements. Where buildings are placed along the perimeter wall (such as access control or utility buildings), the 6 meter clear area shall continue along the interior side of the building towards the center of the site.

EXHIBIT B2 – SETBACK AND CLEAR AREA EXAMPLES

The diagrams below demonstrates the setback and clear area requirements for the townhouse scheme.

The diagrams below demonstrates the setback and clear area requirements for the apartment scheme.

EXHIBIT B3 – SITE PLAN TOWNHOUSE CONCEPT EXAMPLES

If the townhouse scheme is utilized, any site layout that meets the project requirements is acceptable. The layouts below demonstrate examples of acceptable layouts on a variety of sites.

30 Townhouses 42 Townhouses

30 Townhouses 42 Townhouses

EXHIBIT B4 – SITE PLAN TOWNHOUSE DEVELOPED CONCEPT

EXHIBIT B5 – SITE PLAN APARTMENT CONCEPT EXAMPLES

If the apartment scheme is utilized, any site and building layout that meets the project requirements is acceptable. The layouts below demonstrate examples of acceptable layouts on a variety of sites.

EXHIBIT B6 – SITE PLAN APARTMENT DEVELOPED CONCEPT

EXHIBIT B7 – ACCESS CONTROL BUILDING

The access control building is the primary entrance and exit to the facility. The building will have a vehicle sallyport with a sliding gate and drop arm barrier, a guard room, bathroom, storage closet, and utility rooms.

EXHIBIT B8 – RECREATION FACILITY

The recreation facility will have a pool, kitchenette/bar-b-que area, gym, bathrooms, an office, breakroom, pool storage, and pool chemical storage. An open green space is also required on be on-site, but does not have to be directly adjacent to the recreation area.

EXHIBIT B9– MEASURING NET AREAS

Net space includes all usable living space on all floors, measured from wall-to-wall within each room. These include reception rooms, ballrooms, living rooms, dining rooms, bedrooms, kitchens (from wall-to-wall, including cupboard/ counter space), breakfast and eating areas, pantries (unless exclusively storage space), libraries, dens/studies, family and recreation rooms, powder rooms, bathrooms, dressing rooms, enclosed patios/terraces/balconies (if usable year-round). If the resident would normally use the attic or basement as living space, include them in net space measurements.

Net space excludes open balconies, garages, halls, foyers, stairwells, elevator and chimney shafts, dumbwaiters, utility shafts/closets, laundry or household appliance rooms, built-in closets (or space occupied by wardrobes), furnace/fuel rooms, and storage areas. Do not measure exterior walls and thickness of interior partitions when measuring usable space.

Gross space includes all areas on all floors within the normal outside surface of the exterior walls (hallways, foyers, and finished/unfinished attics and basements) if they are (a) unfurnished (other than storage racks only), (b) large enough for a person to walk upright, and (c) easily accessible. Exclude crawl spaces in attics and basements. Also include stairwells, elevator and chimney shafts, and dumbwaiters or similar installations. Measure these areas as if the actual floors were in existence on each level and there were no stairway, elevator, or other shaft. Gross space includes mechanical equipment rooms, and garages that are incorporated in the main structure and part of the residence.

Gross space excludes separate outbuildings (garages and sheds). If they are significant in size or function, report them as ancillary structures. Gross space also excludes open courtyards or walkways leading from one building (or section of a building to another), loading platforms, outside porches, outside stairs, terraces, parking lots, parking spaces and storage rooms located on a different floor of an apartment building, and open (but covered) outside parking.

NOTE: Gross area must be greater than net. All net space is automatically included in gross. Areas not included in gross should not be included in net area.

EXHIBIT C – OVERVIEW OF TECHNICAL REQUIREMENTS

The following summarizes key technical requirements that Offerors will include in their design of the Project. Comprehensive technical requirements will be provided in the instructions for Phase Two.

a. Plumbing Design. A complete sanitary and vent system must be provided to convey sanitary waste from all fixtures to the site sanitary system.

i. Storm Drainage. A separate storm water drainage system shall be provided which conveys all rainwater from the site in a safe and efficient manner. The system and site grading shall ensure that all facilities are above any flood elevation and there is no ponded water on the site. The discharge for site shall not damage or adversely affect neighboring properties.

ii. Domestic Water System. The site will include a potable water system servicing all occupied buildings. The source can be a city water system or other defined source. The water system should provide a central water tank and system to maintain water quality in the tank and central pump system for distribution.

Water source and piping shall meet WHO standards.

iii. Sanitary Waste System. The sanitary waste shall be collected via a piped system from all occupied buildings to a central point for treatment and disposal. If a city sanitary system is available, disposal to the city system is acceptable. If treatment on site is required, the proposed system shall treat the waste stream to WHO standards and be disposed of in a manner which does not allow for casual human contact, or disease vectors to propagate.

b. Electrical Systems. The site must have lighting for all outdoor spaces throughout the compound. A Utility Building will be required to house incoming electrical services, equipment and generators.

c. Site Fuel Systems. The site must include an underground diesel fuel storage tank (UST) with submersible fuel pump(s). The UST shall provide three (3) day fuel storage for full load capacity of the site’s generator(s).

d. Fire/Life Safety. Fire and life safety design must comply with the following:

i. Townhouse buildings: Townhouse buildings shall comply with the 2015 International Residential Code and the adopted National Fire Protection Association (NFPA) standards for multiple station smoke detectors. The site must include a fire detection and alarm system for stand-alone community buildings and utility buildings that complies with the International Building Code and International Fire Code and adopted NFPA standards. The site must provide the following:

a) No less than 30-minute fire barrier separation between dwelling units.

b) Multi-station smoke alarms in sleeping rooms, common areas, and at the tops of stairs leading to bedrooms.

c) A fixed-temperature 57o C (135o F) heat detector centrally located in the kitchen.

d) Exit signs and emergency lighting to all common corridors and egress stairs.

e) Fire extinguishers in all common rooms, spaces, corridors, mechanical rooms, electrical/generator rooms and in each dwelling unit in the common living area near the kitchen.

ii. Apartment Buildings: Apartment buildings shall comply with International

Building Code and International Fire Code and the adopted NFPA standards for automatic sprinkler systems, standpipe systems, fire pumps, fire water storage tanks and fire detection and alarm systems. These fire protection systems shall be designed with automatic sprinkler systems complying with NFPA 13, a fire pump system complying with NFPA 20, a fire water storage tank complying with NFPA 22, underground fire mains complying with NFPA 24, and a fire detection and alarm system complying with NFPA 72. Apartment buildings must have a fully automatic, heat-activated fire suppression system with dedicated, independent water reservoir. This system shall extend to all spaces, of all types, on all levels of the building. The site must provide the following:

a) No less than 30-minute fire barrier separation between dwelling units.

b) A single fire water storage tank and a dedicated fire pump room.

c) A single, integrated network addressable automatic fire detection and alarm system.

d) Smoke detector coverage shall be provided in common (public) areas and circulation areas, service spaces containing any type of mechanical or electrical equipment, elevator lobbies, corridors leading to fire exits, and common storage rooms.

e) Exit signs and emergency lighting to all common corridors and egress stairs.

f) Portable fire extinguishers in all common rooms, spaces, corridors, mechanical rooms, electrical/generator rooms and in each dwelling unit in the common living area near the kitchen.

e. Two Egress Options. Apartment buildings must have two (2) independent and remote means of egress, consisting of an enclosed stairway of two-hour fire rated construction.

Both egress locations must be accessible from every residential unit on each floor.

EXHIBIT D – OFFEROR TEMPLATES

PROJECT SCHEDULE and FUNDING CAPABILITY

Offerors should fill out the excel spreadsheets provided with this Request for Proposals:

o Project schedule; and o Funding capability.

Both completed excel spreadsheets should be returned with your Phase One response.

EXHIBIT E – LEGAL TERMS

1.1. The site and the Developer must be acceptable to the USG from foreign policy and national security perspectives.

1.2. United States Firms. Pursuant to 22 United States Code, Section 302, American-owned bidders meeting the statutory qualifications are afforded a ten percent (10%) price preference in certain Department of State contracts as described in the statute. Additional information and instructions for seeking the price preference is provided in Section F.

1.3. Retention of Rights. The USG reserves the right to (1) select one or more proposals or select none at all, (2) reject any or all proposals at any time, for any reason, prior to the execution of the Agreement, (3) execute an Agreement with a Developer who does not submit the lowest cost, and/or (4) execute an Agreement based on the proposal that is the most advantageous to the USG, as determined in the sole discretion of the USG.

1.4. Proprietary Information. All documents, drawings, specifications, materials, CD-ROMs, computer media, project requirements and other items provided by the USG in connection with this RFP remain property of USG (USG Property). No one, other than those that need to know for the purposes of responding to this RFP, shall have access to USG Property. At the end of this RFP process, or at any time requested by USG, recipients shall return USG Property to the USG and sign a statement certifying that they have not retained any copies.

1.5. Termination of negotiations. If at any time during exclusive negotiations, the USG and selected Offeror are unable to make satisfactory progress as determined by the USG, or for any other reason, the USG, at its sole discretion, has the right to terminate negotiations with the Offeror and engage in negotiations with any another Offeror or cancel the Request for Proposals. In the event that negotiations are terminated with any Offeror, neither the Offeror nor the USG will be entitled to reimbursement of any costs or other indemnification from the other party.

1.6. No Obligation. The RFP and the solicitation process are neither a lease nor an offer or promise or agreement of any kind by the USG to lease, purchase, or otherwise acquire any property, and may not be construed as such for any purpose. The USG may modify or cancel the solicitation at any time. Each Offeror is solely liable for all costs it incurs, directly or indirectly, in responding to this RFP. The USG shall not, under any circumstances, be responsible for costs, of any kind or nature whatsoever, incurred by any party in responding to this RFP or any other aspect of the solicitation process.

1.7. International Laws. The participation of USG in this RFP process shall not be interpreted to waive any privilege, exemption, or immunity to which it may be entitled by virtue of any international law, treaty or convention, local law, or any other basis.

1.8. Offeror Acknowledgement. By submitting a response to this RFP, the Offeror acknowledges that they have read this RFP, understand it, and agree to be bound by its terms and conditions.

1.9. Offeror Certification. By submitting a proposal, the Offeror certifies to the best of its knowledge, all of the representations and certifications provided are accurate, current and complete.

1.10. Title. The USG will not enter into an agreement with a Developer unless and until they have acquired proper title to the property.

1.11. American Firms

NOTE: Proposals will be reviewed on a best value basis considering factors such as location and experience in the local market, as well as rental cost/price. Non-American firms are encouraged to submit responses to the RFP.

Pursuant to 22 U.S.C. § 302, American firms meeting the statutory qualifications are afforded a 10% price preference in Department of State contracts that involve new construction. To qualify as an American-owned firm for purposes of this solicitation, the Offeror must demonstrate evidence of:

(1) Performance of similar construction work in the United States or at a United States diplomatic or consular establishment abroad; and

(2) Either -

(i) Ownership in excess of 50% by U.S. citizens or permanent residents; or

(ii) Incorporation in the United States for more than three (3) years and employment of U.S. citizens or permanent residents in more than half of the company's permanent full-time professional and managerial positions in the United States.

For purposes of determining competitive status, offers submitted by American-owned firms will be reduced by ten (10) percent, provided that two responsible bidders/Offerors submit a offer. Provide the following information if seeking to be recognized as an American-owned firm:

(1) Performance of similar construction work in the United States or at a United States diplomatic or consular establishment abroad. The Offeror must describe one or more similar projects completed in the United States or at a United States diplomatic or consular establishment abroad. For each project, provide the following information:

Location (City and State/Country) Firm Role (prime or sub-contract)

Type of construction (Office building, etc.) Value of project/participation

If the Offeror's participation was as a partner or joint-venture, indicate the percentage of the project performed by the Offeror.

(2) Corporate location or ownership.

(i) Certify whether the offering entity is owned in excess of fifty (50) percent by United States citizens or permanent residents.

(ii) Certify whether the offering entity has been incorporated in the United States for more than three years and whether it employs United States citizens or permanent residents in more than half of its permanent full-time professional and managerial positions in the United States.