Fort Howard EUL Questions and Answers
The following represent a selection of FAQs. Additional FAQ are available on VA’s EUL website.
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Has there been any preliminary due diligence performed by VA on the property?
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Does Davis Bacon apply?
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Are there any known environmental conditions on the site that may adversely impact redevelopment?
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Are there any development constraints related to the buildings?
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Are the buildings eligible for historic tax credits?
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Will the Community Based Outpatient Clinic (CBOC) requirement proposed in the RFP replace the existing CBOC on the site?
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As part of the solicitation process, will VA create a ‘short list’ of Offerors?
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Will VA conduct a Public Hearing for this project?
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Does VA have any reuse requirements for specific improvements and historic buildings on the Site?
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Will VA consider a mix of different uses that each could have Veterans’ preferences?
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Does VA intend to integrate other VA programs with the project, such as the Wounded Warriors program?
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Does VA have any information regarding Veterans demand for the project?
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Does VA have a target number of developable units it feels the Site can support?
1. Has there been any preliminary due diligence performed by VA on the property?
VA, through an enhanced-use lease contractor, has collected various information which has, (or will be made) available to all participants through this website concurrent with the official release of the solicitation. However, potential Offerors are responsible for conducting their own due diligence that they deem necessary and appropriate to support the intended project scope, financing, and associated liabilities.
Unless the Offeror can demonstrate to the satisfaction of VA in the form of a written determination or written correspondence from the U.S. Department of Labor that the Offeror or the Project is exempt therefrom, Offeror shall comply with the requirements of the Davis-Bacon Act, as amended, 40 U.S.C. Section 3141, et seq. and the relevant rules, regulations, and orders of the Secretary of Labor applicable thereto.
3. Are there any known environmental conditions on the site that may adversely impact redevelopment?
The Project will be subject to all applicable Federal, State, and local environmental laws, codes, ordinances, and regulations. An updated Phase I ESA is currently being conducted and will be issued as an amendment to the RFP.
4. Are there any development constraints related to the buildings?
Majority of the buildings designated for the EUL have been deemed “eligible for the National Register of Historic Places”, which means that re-use (demolition or adaptive reuse) may be subject to regulations and constraints pertaining to buildings with historical status. It is the responsibility of the selected developer to comply with all Federal, state, and local regulations pertaining to reuse of the buildings.
5. Are the buildings eligible for historic tax credits?
It is the responsibility of each Offeror to evaluate the eligibility for any historic tax credits applicable to its individual development concept.
Yes, according to Section 2.4.1 of the RFP, the Offeror/Lessee will finance, design and construct a new 10,000 GSF CBOC with 75 surface parking spaces for VA to own and operate on a mutually agreeable parcel on the EUL site.
7. As part of the solicitation process, will VA create a ‘short list’ of Offerors?
VA will not be creating an initial “short list” of Offerors, and then subsequently asking these Offerors for additional information. Each Offeror is encouraged to submit its best and final offer prior to the deadline. VA does reserve the right, however, to ask clarification questions and may require any or all Offerors to make an oral presentation with respect to their proposals.
8. Will VA conduct a Public Hearing for this project?
As required under the EUL statute, VA conducted a Public Hearing for the Fort Howard EUL project on February 26, 2003. VA will not be hosting another Public Hearing for this project, but intends to host a community meeting after a developer has been selected.
9. Does VA have any reuse requirements for specific improvements and historic buildings on the Site?
VA does not have any prescriptive requirements regarding reuse of specific buildings on the site. It will be the responsibility of the Offeror to determine the best reuse of the improvements on the site.
According to Section 2.4.3 of the RFP, the Offeror will be responsible for negotiating with the historic preservation entities having jurisdiction over the EUL site to determine potential reuse of the improvements on the site. VA will support the selected Offeror in its negotiations.
10. Will VA consider a mix of different uses that each could have Veterans’ preferences?
According to Section 2.4.13 of the RFP, VA does not prescribe a specific reuse product type, but encourages and prefers redevelopment and/or adaptive reuse concepts of the existing EUL Site to include, but not be limited to a Continuing Care Retirement Community (CCRC) development that may consist of affordable independent or dependent senior housing, long-term care, assisted living, skilled nursing facilities or other residential healthcare uses that would cover the full CCRC spectrum. In addition, educational and community support facilities should be considered as part of the overall redevelopment concept.
VA has recently begun an initiative to accommodate Veterans in need by exploring innovative approaches to provide transitional and/or permanent housing for homeless Veterans or Veterans at-risk for homelessness and their families, housing for returning OEF/OIF Veterans and their families, assisted living for Veterans, and housing for elderly Veterans.
As long as VA’s goals and objectives are being met, VA is open to the idea of having other product types that serve Veterans or with Veterans’ preferences.
VA’s only interest at this time is to select an Offeror based on the requirements outlined in the RFP, and VA does not have plans to integrate any other programs with the project. However, the successful bidder would not be excluded from submitting a proposal for any future Solicitation for Offers (SFO) issued by VA, as long as they do not conflict with the goals and objectives outlined for this project.
12. Does VA have any information regarding Veterans demand for the project?
It’s the Offeror’s responsibility to conduct its own due diligence regarding potential demand for the project.
13. Does VA have a target number of developable units it feels the Site can support?
It is the Offeror’s responsibility to conduct its own due diligence regarding the proposed density for the site based on a number of factors, including allowable density per zoning, infrastructure capacity, and demand.
