INSTITUTE FOR DIGITAL INNOVATION ARLINGTON CAMPUS

INSTITUTE FOR DIGITAL INNOVATION ARLINGTON CAMPUS

PREPARED FOR:Alex Iszard, Director of Contracts and Capital FinanceGeorge Mason UniversityFacilities Administration Building4400 University Drive MSN 1E4Fairfax, Virginia 22030

PREPARED BY:Buchanan | Rooney JV3330 N. Washington Blvd., Ste 220Arlington, Virginia 22201

Conceptual Request for Proposal

April 30, 2020

Cover Letter

Cover Letter

Alex Iszard, Director of Contracts and Capital FinanceGeorge Mason UniversityFacilities Administration Building4400 University Drive MSN 1E4Fairfax, Virginia 22030

RE: Conceptual Request for Proposal Institute for Digital InnovAtion Arlington Campus

Dear Mr. Iszard,

On behalf of Buchanan Partners and Rooney Properties (herein referred to as Buchanan | Rooney) we are pleased to submit our proposal for the development of George Mason University’s Institute For Digital Innovation Arlington Campus (IDIA). With the exemplary goal of “the transformation of Mason’s Arlington campus and enhancement of the Rosslyn-Ballston innovation corridor” Mason has set a high bar, one that Buchanan | Rooney is uniquely positioned to meet. As a locally based development team housed directly next to Mason’s Arlington campus, Buchanan | Rooney understands the importance of designing and delivering a visionary project that will enhance not only Mason’s campus but also the region at large.

To address and implement Mason’s ambitious goals for the project, Buchanan | Rooney has assembled a world class team to meet the challenge. Beyond possessing the requisite experience and knowledge to bring Mason’s vision to fruition, the Buchanan | Rooney team is itself vested in the long term success of the project with two project team members currently serving on Mason’s Center for Real Estate Entrepreneurship board and three team members having graduated from Mason’s Masters in Real Estate Development program. Buchanan Partners founder and Principal Bob Buchanan has also previously served on both the Mason Foundation Board of Trustees and the Mason National Leadership Council. Additionally, Buchanan | Rooney has engaged Manhattan Construction Company (Manhattan) to serve as general contractor for the project. Manhattan’s history of working with Mason on the construction of Van Metre Hall and its recent winning of the demolition project on the existing Kann Department Store site provide it with the institutional knowledge necessary to meet Mason’s stringent standards and the ability to plan comprehensively across all aspects of the development from demolition to building turnover. Finally, Buchanan | Rooney has engaged Perkins-Eastman to act as master planner for IDIA. In addition to its previous work with Mason on the Peterson Family Health Sciences Hall, Perkins-Eastman has recently completed design on The District Wharf, a transformative project that features many similar design features anticipated to be incorporated in IDIA.

As the leading educational and research university in Northern Virginia, Mason understands that IDIA will serve not only to house the new school of computing but also as a springboard for the university into the future public/private partnerships that will be integral not only to Mason’s success, but also to the region as a whole. Buchanan | Rooney understands the importance of this mission and hopes to work with Mason on implementing its vision for the future.

Should you have any questions or require additional information on this proposal please feel free to contact Greg Hoffman at 571-205-9564 or [email protected].

Sincerely,

Brian Benninghoff & Kathleen RooneyManaging Principals in Charge

Buchanan | Rooney JV3330 N. Washington Blvd., Ste 220

Arlington, Virginia 22201

mailto:GHoffman%40rooneypropertiesllc.com?subject=

Table of Contents

Table of Contents

Information contained within this document is proprietary and confidential property of Buchanan | Rooney JV. The copyrightable subject matter as defined in the Copyright

Act of 1976 (17 U.S.C. § 101), is owned by Buchanan | Rooney JV. The information is not to be used, distributed or reproduced, in whole or in part, for any purpose other than to

evaluate this proposal, without the express prior written consent of Buchanan | Rooney JV. Ownership of this document and the information contained within remains property of

Buchanan | Rooney JV at all times.

George Mason University

CONCEPTUAL REQUEST FOR PROPOSALInstitute for Digital InnovAtion Arlington Campus

ContentsCover Letter ii

Table of Contents iii

Executive Summary 1

A. Qualifications and Experience 3

B. Project Characteristics and Statement of Understanding 31

C. Project Financing 45

D. Project Benefit and Compatibility 48

E. Innovation, Technology, and Sustainability 52

Appendix 58

Cover Letter - RE: Conceptual Request for Proposal Institute for Digital InnovAtion Arlington Campus - Financial Experience 58

Reciept of Addendum 1-7 59

Prepared for:Alex Iszard, Director of Contracts and Capital FinanceGeorge Mason UniversityFacilities Administration Building4400 University Drive MSN 1E4Fairfax, Virginia 22030

Prepared by:Buchanan | Rooney JV3330 N. Washington Blvd., Ste 220Arlington, Virginia 22201

Contact Person at Buchanan | Rooney JV:Greg Hoffman, Vice [email protected](571) 297-4833

Executive Summary

Executive Summ

ary

OF 70CONCEPTUAL REQUEST FOR PROPOSAL: INSTITUTE FOR DIGITAL INNOVATION ARLINGTON CAMPUS

Use or disclosure of data contained on this page is subject to the restrictions on the title page of the proposal. © Buchanan | Rooney JV, 2020.

Executive Summary

Buchanan Partners in conjunction with Rooney Properties desires to partner with George Mason University to redevelop the existing Kann Department store site in accordance with the terms outlined in RFP #247-18482-PPEA for development of Mason’s new Institute For Digital Innovation Arlington Campus (IDIA). This development will serve to complete the third phase of Mason’s Arlington Campus as anticipated in the “George Mason University-Arlington Campus Master Plan & Phase One Law School” submitted to Arlington County on April 29, 1994. Once completed, IDIA will consist of a mixed-use development featuring over 360,000 square feet of educational, office, and retail spaces, a new 146,000-SF, below-grade parking deck, and significant additions and upgrades to the campus outdoor spaces.

IDIA will serve not only as of the capstone for Mason’s Arlington Campus and launchpad for the new School of Computing but also as a world-class academic and research facility poised to serve the needs of the Washington DC Region’s ever-growing tech sector. The agglomeration of academic and research uses, business incubation, and related private enterprises will create a critical mass of intellect capable of meeting the continuously morphing challenges present in the technology arena.

A Formidable Partnership

As privately held locally based firms, Buchanan Partners and Rooney Properties combined have developed, purchased, or repositioned over eight million square feet of office, industrial, residential and mixed-use development throughout the region. By focusing efforts solely on the DC metro area, Buchanan | Rooney has developed a deep understanding of the market place and are well suited to bringing Mason’s vision of IDIA to life. Manhattan Construction, in addition to its previous and ongoing work with Mason at its Arlington Campus, has significant additional experience working with local universities with successfully completed projects for Georgetown University, George Washington University, and Catholic University. Design partner Perkins-

Eastman, having completed several high profile projects with Mason, has significant additional educational experience with completed projects at the University of Virginia, George Washington University, and the University of Michigan Law School among others. Finally, Buchanan | Rooney has significant experience securing equity and debt across similar projects with past partners including Stanford University Endowment, Ohio State Teachers (STRS Ohio), JP Morgan, Principal Financial, and Parse Capital Group. Buchanan | Rooney believes that the depth of knowledge, proven ability to execute and deep experience held by the Proposer team will ensure the future success of IDIA.

The Timing

The development timeline for IDIA coincides perfectly with the recently announced development of Amazon’s HQ2 at National Landing. Located less than 5 miles by car and only 5 metro stations from IDIA, HQ2 will, upon completion, consist of nearly seven million square feet of mixed-use development and house over 25,000 skilled technology workers, with significant room for future potential expansion. IDIA’s proposed delivery and commencement of educational operations in 2025 will occur prior to most of Amazon’s anticipated hiring allowing Mason to serve the educational needs of these workers.

The Plan

The proposed conceptual plan views IDIA not solely as a single building, but rather, as a transformative project focused on enhancing the existing campus. The design includes a new imagining of its public spaces while creating a mixed-use ensemble that will meet the needs of the university for future growth, provide space for private-sector collaborators, and bring the possibility of new residential opportunities or other needed uses to the university’s doorstep through the future redevelopment of Rooney Properties wholly-owned office building. The complete campus program would include the following:



1) A ground-floor arcade and lobby level totaling approximately 14,000 square feet and consisting of retail, civic and amenity uses. The arcade and associated quad development will serve to enhance the currently underutilized hardscape in front of Van Metre Hall and tie the new building into the existing campus. The proposed pocket park adjacent to FDIC will serve as a natural western boundary to the campus.

2) Five office levels for exclusive university uses totaling approximately 225,000 square feet.

3) Four additional levels to house university centric private partners, business incubators, and/or additional office uses.

4) Possible future development and university expansion onto the existing developer owned site located at 3330 N Washington Blvd. While not specifically included as part of this proposal, this future redevelopment could result in up 165,000 square feet of additional university uses for housing, office or other needs.

Buchanan | Rooney has worked with Perkins Eastman to create a preliminary conceptual design intended to make IDIA not just an educational institute, but rather a community focal point and gathering area to foster intellectual development in both public and private endeavors.

Future Optionality

Rooney controls a 100% fee simple interest in 3330 N. Washington Blvd, located directly adjacent to Hazel Hall on Kirkwood Rd. Should Mason select the Buchanan | Rooney team as a partner for IDIA, Rooney Properties would agree to engage in a Memorandum of Understanding with Mason for the potential development of the site allowing its use to be incorporated in the Mason Arlington campus master plan. This future optionality would allow Mason to expand it’s campus to the sole remaining unowned parcel on the block. Potential uses could include student or faculty housing, additional office, retail, educational spaces, or any needed mix.

Section A

Qualifications and Experience

Section A



A. Qualifications and ExperienceThe Conceptual RFP focuses on the extent to which each Proposer’s qualifications and experience demonstrate the ability to successfully coordinate and deliver the University’s vision for the IDIA project in a timely fashion and consistent with the highest standard of quality, care, attention, and judgment in the development industry:

1. Team Organization

a. Describe and identify the legal structure of the firm or consortium of firms making the proposal (i.e. corporation, partnership, joint venture, limited liability corporation), comprising of the Proposer.

Buchanan Partners, LLC and Rooney Properties, LLC (the “Principal Members”) have formed a joint venture and will create a partnership to act as the Developer (“Buchanan | Rooney JV”) for the George Mason IDIA Project.

Buchanan | Rooney JV, as Developer, is responsible for all development activities, including entitlement, design, financing, construction, and management of the new IDIA facility and related improvements. In addition to the Buchanan | Rooney JV, the Proposer team includes Perkins Eastman DC and Manhattan Construction Company as Major Participants. The structure of this relationship is illustrated below.

b. Identify the organizational structure for the Project, the management approach, and the role for each Principal (i.e. major shareholder, member, partner), Major Participants for the overall Proposer team, and past work experience together.

BUCHANAN | ROONEY JVDeveloper

MANHATTAN CONSTRUCTION

General Contractor

PERKINS EASTMAN DC

Master Planning / Architecture

Proposer Team - Major Participants

MANAGEMENT APPROACH

The Project Team is led by the Project Director, with executive oversight and support from the Managing Principals of Buchanan | Rooney JV.

The Project Director is responsible for coordinating the efforts of all the Proposer’s team members, including individuals engaged in Development, Finance, Construction, and Operations activities. The team members proposed have many years of tenure working with the Principal Member companies locally and each brings specialized knowledge and experience to the Project. The University should expect to be interacting with all of these individual team members listed; however, the Project Director serves as the primary point of contact and is responsible for organizing the activities of the team.



ROLE FOR EACH PRINCIPAL

The Principal Members are Buchanan Partners and Rooney Properties and the organization of the team members and their roles is as follows:

BUCHANAN | ROONEY JVProject Team

BRIAN BENNINGHOFF | KATHLEEN ROONEYManaging Principals in Charge

GREG HOFFMANProject Director

BUCHANAN PARTNERS, LLC

Principal Member (50%)

ROONEY PROPERTIES, LLC

Principal Member (50%)

KINGSLEY MCADAM

Development

THERESA SCAFATEFinance

CHRIS OURSLER

Construction

JACOB BALLARD

Operations

= Mason Alumni

MAJOR PARTICIPANTS

The Principal Members are Buchanan Partners and Rooney Properties. Other major participants include Perkins Eastman and, Manhattan Construction Company (Manhattan). Additional Participants may be added to the team at the appropriate time during or subsequent to the Detailed RFP Phase, subject to Mason approval.

Buchanan Partners

Buchanan Partners is one of the largest privately-held commercial real estate developers in the Washington DC metropolitan area, with a solid reputation for integrity, innovation, and community involvement. Over the last decade, Buchanan has acquired, planned, or developed over 2,500

acres of commercial land as well as more than seven million square feet of office, industrial, retail, and mixed-use projects. Buchanan Partners’ reputation continues to attract leading lending institutions and high-caliber equity partners, and Buchanan is proud of its many long-standing lending and equity relationships.

Rooney Properties

Rooney Properties is a family office, located adjacent to the George Mason Arlington Campus, that invests in commercial real estate throughout the Washington DC metropolitan region. Through a combination of wholly-owned assets and select joint ventures, Rooney Properties owns and develops mixed-use, office, multifamily, and hospitality projects. The Rooney Team provides a diverse set of skills, including the full range of investment management, development services, and construction management.

Perkins Eastman DC

Founded in 2011, Perkins Eastman DC is a dynamic design practice with diverse expertise in the design of the community centers, government buildings, educational facilities, housing, and large scale mixed-use projects.

Individually, the Principals and staff of Perkins Eastman DC have been at the forefront of new developments in the field of education and community design for more than two decades in Washington, DC, and abroad. The firm’s community design and educational experience has also been greatly enhanced by the wide variety of projects the staff has completed for colleges and universities, including campus master plans, site designs, classrooms, lecture halls, libraries, academic offices, performing arts and student activity centers, residence halls, research laboratories, and historic building restoration. This comprehensive and future-oriented approach to community and educational design enables Perkins Eastman DC to create flexible, state-of-the-art community and learning environments.



Manhattan Construction Company

Manhattan is one of the largest privately-held construction companies in the USA. With more than a century of building experience, Manhattan has earned the reputation as a trusted building advisor to many institutional clients across the Southwest and Eastern regions of the United States. Repeat institutional clients in the DC region include Georgetown University, George Washington University, Catholic University of America, Fairfax County, USACE, and NAVFAC among other institutions.

PAST WORK EXPERIENCE

The Principal Members have collaborated on real estate educational initiatives, including NAIOP development programs and are serving together on the Center for Real Estate Entrepreneurship (CREE) executive board supporting the Mason MRED program in the School of Business.

Manhattan, a major participant, built the George Mason University Van Metre Hall and is proud to have the opportunity to apply the same project leadership team’s knowledge to the construction of the Mason IDIA facility.

Manhattan is currently working with Perkins Eastman on two campus projects underway at the Catholic University of America and is an affiliated company to Rooney Properties.

c. For each Principal member of the Proposing team, describe the length of:

i. Time in business,

• Buchanan Partners, LLC was founded in 1998 in the Washington, D.C. region.

• Rooney Properties, LLC was founded in 2013. Prior to the formation of the Rooney Properties office in Arlington, the same Rooney family has been engaged in business through Manhattan Construction Company dating back to 1896.

ii. Business experience,

Buchanan Partners

Buchanan has acquired, planned, or developed over 2,500 acres of commercial land as well as more than seven million square feet of office, industrial, retail, and mixed-use projects.

Rooney Properties

Since 2013, Rooney Properties has acquired, entitled, and/or developed over a dozen properties in the Washington, DC region.

Prior to that time, company ownership has been engaged in real estate transactions dating back to the 1980s.

iii. Public sector experience, and

Buchanan Partners is a founding partner and/or active participant with many local jurisdictions in numerous public/private initiatives and organizations.

Bob Buchanan is a founding member, and in most cases served as chairman, of the Ballston Partnership, the Loudoun County Economic Development Commission, the Eisenhower Avenue Partnership, the Prince William County Economic Advisory Board and the Montgomery County Economic Development Corporation and represented the private sector in the Route 28 Tax District formation. Buchanan principals were also leading participants in the following public/private initiatives: The Washington Airports Task Force, The Route 50 Task Force, The Dulles Loop Implementation Group, Prince William Economic Development Task Force, Loudoun Economic Development Commission, The Route 606 Coalition, the Montgomery County Business Advisory Group.



iv. Other engagements of the firm or consortium of firms.

Buchanan Partners and Rooney Properties are currently engaged in a joint venture to develop over 850,000 square-feet of mixed-use property located in the District of Columbia. Perkins Eastman performed the master planning for the aforementioned site as a member of the project team and Manhattan is serving as the General Contractor.

d. For architectural, engineering or any other firms that will provide design, construction and completion guarantees and warranties, include a description of such guarantees and warranties (“Major Participants”) as well as describe the firm’s qualifications for projects of comparable size and complexity.

The lead design firm for the Proposer team, Perkins Eastman, has completed numerous projects of comparable size and complexity to the George Mason IDIA project. Recently, the Perkins Eastman DC office team served in the role of Master Planner and Lead Architect for The Wharf - a landmark $2 billion project to transform 27 acres of the Southwest Waterfront in collaboration with the District of Columbia and a private master developer, Hoffman-Madison Waterfront. As demonstrated, Perkins Eastman has the capacity to provide all guarantees and warranties customary of the Design Architect as required for the Project.

The construction firm for the Proposer team, Manhattan Construction Company, has completed 44 projects over $100 million in contract value with a total value of $10,700,000,000 for these 44 projects. Manhattan’s reputation in the building industry and repeat client base is based on their ability to consistently perform on these high-profile and technically complex “mega-projects.” Manhattan has secured bonding in excess of $600,000,000 on individual projects with the maximum bonding capacity of the company to be approximately $1,500,000,000. We anticipate no difficulty in being able to respond to payment and performance bonding

requirements for the Mason IDIA project, as well as all guarantees and warranties typical of large institutional projects.

e. For the design and construction members of the team, provide an organizational structure and resumes of the key design individuals who will be involved in the project and how they relate to the Principal team members.

CHRISTIAN CALLERIDesign Pricipal

BRIAN KILLIONVice President - Operations

MATTHEW BELLPricipal

PERKINS EASTMAN DC

DESIGN TEAM KEY MEMBERS

CONSTRUCTION TEAM KEY MEMBERS

JOHN REYHANPresident


STEPHEN PENHOETProject Lead

DESIGN TEAM SUPPORTING MEMBERS

CONSTRUCTION TEAM SUPPORTING MEMBERS

GREG DAVISProject Director

BUCHANAN | ROONEY JVProject Team

The resumes of the individuals listed above follow this page.



VICE PRESIDENT

GREG GREG HOFFMANHOFFMANROONEY PROPERTIES

EDUCATION & CREDENTIALSM.S. Real Estate Development – George Mason University School of Business

B.S. Mechanical Engineering – University of Virginia

Mason “Prominent Patriot”

Mason Masters in Real Estate Development Industry Group

Center for Real Estate Entrepreneurship (CREE) Executive Board

Arlington Chamber of Commerce

Arlington County Board of Equalization of Real Estate Assessments

AHEPA Chapter 438 Board of Governors

LEED® AP

INDUSTRY EXPERIENCETotal: 16 | Rooney: 7

Greg Hoffman is the Vice President at Rooney Properties and leads the team responsible for managing the company portfolio of commercial real estate assets in the Washington, DC metro region through all phases of the development life cycle. Greg brings a strong construction and engineering background with over 10 years of Design-Build and CM experience on numerous public agency and institutional projects he completed prior to obtaining his Masters of Real Estate Development at George Mason. In his role of Vice President, Greg has utilized his education, diverse skill set, and fluency in the local real estate market to focus his efforts on new development and repositioning of assets for Rooney Properties in Northern Virginia and Washington DC.

RELEVANT EXPERIENCE

FARADAY PARK, RESTON, VIRGINIA$150 million2021 Delivery | New Construction | 408 Apartments + Retail

PETWORTH SHARE, WASHINGTON, DISTRICT OF COLUMBIA

$14 million2020 Delivery | New Construction | 50 Bed Co-Living + Retail

BELMONT EXECUTIVE CENTER, ASHBURN, VIRGINIA

$20 million2019 | Acquisition and Repositioning | Office

2826 OLD LEE HIGHWAY, MERRIFIELD, VIRGINIA

$7 million2018 | Acquisition and Repositioning | Medical Office

3330 WASHINGTON BOULEVARD, ARLINGTON, VIRGINIA

$20 million2017 | Acquisition and Repositioning | Office Building

SECURED ADMINISTRATION / OPERATIONS FACILITY, INSCOM ON PAGE 23, FT. BELVOIR, VIRGINIA

$154,109,000382,000 SF | 2016-2019New Construction

AMPEER DUPONT, WASHINGTON, DISTRICT OF COLUMBIA

$23,610,00065,000 SF | 2016-2019New Construction, Renovation/Modernization

FAIRFAX COUNTY PUBLIC SAFETY HEADQUARTERS ON PAGE 22, FAIRFAX, VIRGINIA




OLD JESUIT RESIDENCES AT GEORGETOWN UNIVERSITY, WASHINGTON, DISTRICT OF COLUMBIA

$16 million2014 | Historic Renovation | 148 Bed Dormitory

9800 MEDICAL CENTER DRIVE, GAITHERSBURG, MARYLAND

$28 million2013 | Repositioning | Medical Laboratory

NATIONAL MUSEUM OF NATURAL HISTORY NE/NW MAIN, WASHINGTON, DISTRICT OF COLUMBIA

$19 million2012 | Historic Renovation | Museum

US NAVAL ACADEMY HUBBARD HALL, ANNAPOLIS, MARYLAND

$17 million2010 | Historic Design/Build Renovation | Athletic Facility

NIH BUILDINGS 102 AND 112, POOLESVILLE, MARYLAND

$2 million2009 | Renovation | Research

CLEMENS CROSSING ELEMENTARY SCHOOL, COLUMBIA, MARYLAND

$10 million2008 | Renovation | Primary School

BUILDINGS 4217 & 2257, FORT MEADE, MARYLAND

$13 million2007 | Historic Design/Build Renovation | Military

CONTINUED

GREG GREG HOFFMANHOFFMAN



EDUCATION Master of Architecture in Urban Design, Cornell University, Ithaca, New York

Bachelor of Architecture, University of Notre Dame, Notre Dame, Indiana

REGISTRATION Matt is a registered architect licensed in the District of Columbia, Maryland, and New York.

MEMBERSHIPS Matt is a member of the College of Fellows of the American Institute of Architects (FAIA), charter member of the Congress for the New Urbanism, former President of the Neighborhood Design Center of Baltimore, Maryland, former Director of the Mayor's Institute on City Design Northeast, and the Vice President of Restoring Ancient Stabia, Castellamare di Stabia, Italy. Matt has also contributed to the American Architectural Foundation's Forum on Urban School Design.

TEACHING University of Maryland School of Architecture, professor with tenure

University of Miami, part-time and visiting appointments

Cornell University, Department of Architecture, lecturer and visiting critic

MATTHEW BELL FAIA

PRINCIPAL

Matthew Bell has been a practicing architect and professor of architecture for over 30 years. His national and international architectural and urban design experience ranges from small-scale buildings and studies for existing neighborhoods to the design and implementation of new towns, campuses, and cities. Creating a diverse portfolio of work has led Matt to develop unique insights into the urban-environment and design-issue challenges facing our cities, towns, and suburbs.

As Professor at the University of Maryland's School of Architecture, Planning and Preservation, Matt's focus is on town planning, urban design, and leading the urban design curriculum at all levels of the program. He also directs the school's efforts in the revitalization of Castel la mare di Stabia, Italy, which has included projects for a new archaeological park, infill development for the historic center, and transitoriented development.

RELEVANT EXPERIENCE George Mason University

Fairfax, Virginia • Peterson Family Health Sciences Hall: New 160,000 sf public health

facility featuring classrooms, academic offices, research medicalclinic, student services, nursing simulation teaching laboratories,outdoor courtyards, and significant site restoration. The project willfurther the University Presidents' Climate Commitment, currentlytracking LEED Gold.

• North Sector Plan: Provides a welcoming new face for thecampus, designed to change the character from one of surfaceparking and automobiles to one of a vibrant pedestrian-orientedcampus community.

• Southwest Sector Plan: Creates a flexible framework for growth thatcan respond to changing circumstances. At the core of the plan is thetransformation of a site, currently dominated by surface parking lots,into a mixed-use campus village.

• Innovation District Master Plan: 40 acres of available property wereidentified to develop an Innovation District, a land developmentopportunity to allow for joint venture partnerships with private

MATTHEW MATTHEW BELLBELL



EDUCATION Master of Architecture, University of Maryland, College Park, Maryland

Bachelor of Professional Studies in Architecture, State University of New York at Buffalo, Buffalo, New York

REGISTRATION Christian is a registered architect licensed in the District of Columbia.

MEMBERSHIPS Christian is a member of the American Institute of Architects (AIA).

CHRISTIAN CALLERI AIA

DESIGN PRINCIPAL

With over twenty years of experience, Christian Calleri's passion for public spaces and public architecture has enabled him to deliver a wide range of services for federal, institutional, commercial, urban design and restoration projects. Over the course of his career, he has provided architectural and interior design, programming, technical detailing and construction administration for both large and small scale projects.

RELEVANT EXPERIENCE George Mason University: Southwest and West Sector Plan Fairfax, Virginia Creates a flexible framework for growth that can respond to changing circumstances. At the core of the plan is the transformation of a site, currently dominated by surface parking lots, into a mixed-use campus village.

Rochester Institute of Technology: Dubai Campus Dubai, United Arab Emirates Master plan and architecture for Rochester Institute of Technology's new campus on a 35-acre site in the Silicon Oasis area of Dubai. The program for the residential campus includes academic, administrative, mosque, innovation science center, and student services.

University of Virginia: New Classroom Building Addition* Charlottesville, Virginia Project Architect and Construction Administrator for new Classroom Building added to historic McKim Mead and White Building on Jefferson's Lawn, a UNESCO World Heritage Site.

The Catholic University of America: Dining Facility Washington, District of Columbia A new, collegiate gothic 40,000 sf student dining hall at the north end of the campus that includes 500 seats, student lounges, and outdoor spaces for al fresco dining.

CHRISTIAN CHRISTIAN CALLERICALLERI



EDUCATION Master of Architecture, Southern California Institute of Architecture, Los Angeles, California

Bachelor of Arts in Architecture, University of California, Berkeley, Berkeley, California

REGISTRATIONS Stephen is a registered architect licensed in California and a LEED AP.

MEMBERSHIPS Stephen is a member of the American Institute of Architects (AIA).

STEPHEN PENHOET PROJECT LEAD

AIA, LEED AP

For more than 30 years, Stephen Penhoet has served as project architect, designer, project manager, master planner, programmer, and construction administrator for both institutional and commercial clients. His portfolio of work includes multiple academic facilities, community centers, biotechnology laboratories, large-scale planning, mixed-use commercial developments (including retail) and hospitals. Stephen has strong experience with design projects that are large-scale, fast-tracked, and require coordination with multiple interested parties including owner's representatives, local and regional review agencies, public utilities, community groups and specialized consultants.

RELEVANT EXPERIENCE George Mason University

Fairfax, Virginia • Peterson Family Health Sciences Hall: New 160,000 sf public health

facility featuring classrooms, academic offices, research medicalclinic, student services, nursing simulation teaching laboratories,outdoor courtyards, and significant site restoration. The project willfurther the University Presidents' Climate Commitment, currentlytracking LEED Gold.

• Academic VIII Engineering Building Programming: Perkins Eastmandeveloped a program and cost analysis for a 250,000 sf, $107M forthe University's College of Engineering. The program includedclassrooms, department offices, laboratories, engineering workshops(interior and exterior), testing labs and amenities for a potentiallyremote locate. Additionally, the facility would accommodate jointventures with various federal government agencies.

• School of Business: Feasibility Study: Conceptual design and studyfor the School of Business' future, stand-alone building whichincludes 225,000 sf of classrooms, offices, a trading floor, cafe, anda central "forum" that would accommodate open lectures anddiscussions. Located adjacent to a major regional corridor, themodern and inviting building will be the anchor to the University'splanned Innovation District.

• Innovation District Master Plan: 40 acres of available property wereidentified to develop an Innovation District, a land developmentopportunity to allow for joint venture partnerships with private

STEPHEN STEPHEN PENHOETPENHOET



corporate partners and real estate developers. Perkins Eastman and its traffic and economic analysis team conducted a three-day public workshop at George Mason University with over 170 people in attendance.

• Robinson Hall - Harris Theatre Renovation:Feasibility study for the phased renovation ofRobinson Hall (189,000 sf) and Harris Theatre(25,000 sf). Robinson Hall will consolidateacademic departments and Centers housed withinthe College of Humanities and Social Sciences(CHSS). The renovation will includes a mix oftechnology classrooms, academic departmentfacility offices and support spaces, researchspace, student collaborative study areas, andadministrative office spaces.

• Housing VII Competition Phases I and II* :

three operating rooms, a prep/recovery room, 23-hour short stay unit, and required support spaces.

George Washington University: Potomac

Hall Housing*

Washington District of Columbia Potomac Hall is a ten-story undergraduate student housing facility with 379 freshmen beds. Features ground-floor retail, reading rooms, staff apartment, and student services. Total area is 96,621 gross square feet at a construction cost of $18,000,000.

Wor-Wic Community College: Student Center

Expansion and Renovation*

Salisbury, Maryland The 30,000 gross square foot, $8M addition to the

Design-Build project in association with Clark College's existing Student Center. This addition Construction - two phase construction of five contains a kitchen, 240-seat dining area, an office five-story student dormitories (1,100 beds), dining, for student clubs, lounge &meeting rooms, facultyrecreation, utilities, and site development.

The District Wharf

Washington, District of Columbia The revitalization of the Southwest Waterfront delivers a vibrant, mixed-use community totaling 3.1M sf with a variety of public spaces and amenities, blending maritime activity, commerce, and residential housing, three hotel, cultural attractions, and 10 acres of parks and open space. The maritime heritage is celebrated through preservation of existing resources and the reactivation of the water's edge.

Catholic University Dining Facility

Washington, District of Columbia A new, collegiate gothic 40,000 sf student dining hall at the north end of the campus that includes 500

seats, student lounges, and outdoor spaces for al fresco dining.

University of Virginia: Ivy Mountain Musculoskeletal

Center Master Plan

Charlottesville, Virginia Master plan and programming for UVA Health South, a

and staff offices, cafe and a game room and expanded bookstore.

McMillan

Washington, District of Columbia 1.8M sf development that will significantly transform the adjacent neighborhoods, bringing jobs, workforce housing, and great public places to the treasured landmark. Anchored at the north by medical offices, the plan involves reuse of unique historic resources, as well as the creation of a series of parks, retail street, piazza, and various housing types throughout the 25-acre site.

Rosslyn Gateway*

Arlington, Virginia This masterplanning and schematic design effort for the JBG Companies proposed a mixed-use redevelopment for downtown Rosslyn. The project adds a 350-foot-tall five-star hotel/condominium tower, a 370-foot-tall office tower, ground floor retail, 340

below-grade parking spaces, a grocery store, and a fully redeveloped 86,000 sf civic park that will serve both daily users and public festivals. 70- to 80-bed rehabilitation hospital with single patient

rooms and includes a sports medicine center with

*Designates work completed prior to joining Perkins Eastman



JOHN JOHN REYHANREYHAN PRESIDENT


EDUCATION & CREDENTIALSB.S. Business Administration and Management, University of Illinois, 1989

INDUSTRY EXPERIENCETotal: 33

With 33 years of experience in the construction industry, John Reyhan is responsible for the development and implementation of both short-and long-term company-wide strategies, as well as providing executive direction for the company’s national operations. He has a passion for safety and for building strong teams that achieve the highest standards of building service.

Under his leadership, Manhattan has established multiple initiatives targeting client support, risk management, employee professional development, and safety program enhancement. One of those initiatives is Operation Zero, a core mindfulness program that reinforces Manhattan’s safety culture of the belief that all injuries are preventable and no accident is acceptable. Following its launch, Manhattan achieved the best EMR (Experience Modification Rating) in the company’s history and won the Associated Builders and Contractor’s (ABC’s) Pinnacle Award, the trade organization’s highest national safety honor. In 2019, Manhattan was named to ABC’s list of top performing construction companies for achievements in safety, quality and project excellence.

Reyhan holds a Bachelor of Business Administration from the University of Illinois. He is a past board member of the American Heart Association, Associated General Contractors of America, Atlanta Convention & Visitors Bureau and Metro Atlanta Chamber.



BRIAN BRIAN KILLIONKILLION VICE PRESIDENT


EDUCATION & CREDENTIALSB.S., Engineering Technology, Oklahoma State University, Stillwater, Oklahoma, 1983

First Aid and CPR Certified

OSHA 10-Hour Certified


Erosion & Sediment Control Certification, Maryland, No. 8272, 10/31/1997

U.S. Army Corps of Engineers Contractors Quality Management Certification

MD Green Certification


REFERENCESRADM James Manzelmann Defense Intelligence Analysis Agency 202.231.9170

Dan Considine HKS Architects 817.307.0231

Jack Singleton Singleton Electric Company 301.258.2600

Brian Killion serves as Manhattan's Vice President of Operations and oversees the Mid-Atlantic Region. He provides guidance to the project management team and field operations to provide services with integrity and honesty. Brian oversees the project supervision efforts to ensure excellence in staffing and budget control, and to ensure committed schedules are met and policies and procedures are executed with firm adherence to safety and quality control. He advises in complex construction issues and fosters rewarding environment for employees to realize their full potential.

RELEVANT EXPERIENCETHE CATHOLIC UNIVERSITY OF AMERICA NEW DINING FACILITY, WASHINGTON, DISTRICT OF COLUMBIA


GEORGE MASON UNIVERSITY ADVANCED BIOMEDICAL RESEARCH CLEAN ROOM FIT-OUT, MANASSAS, VIRGINIA

$2,952,0004,000 SF | 2019-2020Renovation/Modernization

GEORGE MASON UNIVERSITY VAN METRE HALL (FORMERLY FOUNDERS HALL), ARLINGTON, VIRGINIA


GUTHRIDGE RESIDENCE HALL SUMMER 2019 RENOVATION, WASHINGTON, DISTRICT OF COLUMBIA

$4,595,00060,000 SF | 2019Renovation/Modernization

GEORGETOWN UNIVERSITY LAUINGER LIBRARY - 5TH FLOOR SPECIAL COLLECTIONS RENOVATION, WASHINGTON, DISTRICT OF COLUMBIA


SECURED ADMINISTRATION / OPERATIONS FACILITY, INSCOM ON PAGE 23, FT. BELVOIR, VIRGINIA


AMPEER DUPONT, WASHINGTON, DISTRICT OF COLUMBIA


CORCORAN HALL RENOVATION, WASHINGTON, DISTRICT OF COLUMBIA


FAIRFAX COUNTY PUBLIC SAFETY HEADQUARTERS ON PAGE 22, FAIRFAX, VIRGINIA




PROJECT DIRECTOR

GREG GREG DAVISDAVISMANHATTAN CONSTRUCTION

EDUCATION & CREDENTIALSB.S., Environmental Science/Engi-neering, West Virginia University, Morgantown, WV, 2000

First Aid and CPR Training

F-Meter Training, January 2004

US Army Corps of Engineers, Construction Quality Management Certified, 2003

ASHE Health Care Construction (HCC) Certified



REFERENCESAlex IszardGeorge Mason University703.993.9220

Regina Bleck Georgetown University202.687.3219

Adam Aaronson, LEED® APThe George Washington University703.725.9999

Manhattan's Greg Davis provides overall management direction for the on-site project management team. Construction activities are monitored and controlled by Greg through administrative direction of on-site personnel, contract management, budget control, and cost adherence while overseeing implementation of the company's Safety and Quality Control Programs. Greg is the liaison for client, architect, and engineering contacts to facilitate construction activities.

RELEVANT EXPERIENCE

THE CATHOLIC UNIVERSITY OF AMERICA NEW DINING FACILITY, WASHINGTON, DISTRICT OF COLUMBIA


GEORGE MASON UNIVERSITY ADVANCED BIOMEDICAL RESEARCH CLEAN ROOM FIT-OUT, MANASSAS, VIRGINIA


GEORGE MASON UNIVERSITY VAN METRE HALL (FORMERLY FOUNDERS HALL), ARLINGTON, VIRGINIA


GUTHRIDGE RESIDENCE HALL SUMMER 2019 RENOVATION, WASHINGTON, DISTRICT OF COLUMBIA


GEORGETOWN UNIVERSITY LAUINGER LIBRARY - 5TH FLOOR SPECIAL COLLECTIONS RENOVATION, WASHINGTON, DISTRICT OF COLUMBIA


CORCORAN HALL RENOVATION, WASHINGTON, DISTRICT OF COLUMBIA


699 FOURTEENTH STREET, WASHINGTON, DISTRICT OF COLUMBIA


SPIRIT OF GEORGETOWN RESIDENTIAL ACADEMY (FORMERLY RYAN HALL AND FREEDOM HALL), WASHINGTON, DISTRICT OF COLUMBIA


DAHLGREN CHAPEL - GEORGETOWN UNIVERSITY, WASHINGTON, DISTRICT OF COLUMBIA




f. Identify and describe recent innovation, and net-zero, LEED Gold or Platinum, or smart building technologies projects completed by the Proposer including the University (or public entity), location, project size, project budget, and tenants.

The principal members of Buchanan | Rooney as well as the other primary members of the Proposer team have long been committed to developing innovative environmentally sustainable projects.

Recently, Buchanan Partners developed the Bowie Corporate Center, a 130,000 SF office which achieved LEED Gold Certification, incorporating energy efficiency and use of environmentally sensitive building materials and practices. LEED points were awarded for high performance features such as enhanced indoor air quality, underfloor air and data distribution systems, day lighting, low emitting materials, certified wood products, and water conserving plumbing fixtures, parking for hybrid/alternate fuel vehicles, bike racks and shower facilities for occupants using alternate transportation. The project won NAIOP awards for Best Environmentally Friendly Building and Best Suburban Office Building in 2007.

Buchanan Partners also developed The Kingsley in Old Town Alexandria, a mixed-use project containing 175 apartments and a 58,000 SF Harris Teeter, in which both the apartments and the grocery store achieved LEED Silver certification. The project was awarded Best Mixed-Use Building by NAIOP in 2014 and Great American Living Awards for Interior Design in 2015.

In addition, Manhattan Construction has served as the general contractor on 24 completed LEED Gold and Platinum projects. A complete list of these projects is included under E. Innovation, Technology, and Sustainability on page 52.

g. The response to the Conceptual RFP shall describe how the developer(s) proposes to guaranty its performance to design and construct the Project.

The developer team has undertaken numerous design and construction projects in the Washington, DC metropolitan area over the past 25 years. In order to guaranty that that the project will be completed as proposed, the developer team typically guarantees that the project will be completed on time and on budget. In many cases, this level of recourse has included the individual members of the developer team, even to the extent of personal obligation. The developer team is comfortable with this type of guarantees and recourse, and we have had a very good track record in meeting our performance requirements in designing and constructing projects. We have an infrastructure of personnel and consultants to manage and monitor the progress of the project, and we understand the issues and complexities in meeting these obligations. In addition, the developer team will have a substantial amount of equity invested in this project and will be extremely motivated to complete it successfully.



2. Proposer Qualifications:

a. Describe the experience of the Proposer team, as comprised of a firm or consortium of firms, making the proposal and the key principals involved in the Project, including experience with projects of comparable size and complexity. The Proposer must submit at least three (3) and no more than five (5) reference projects completed (or completion of a development project with multiple buildings and a mix of uses as indicated by the receipt of Certificate of Occupancy for the completed buildings) within the past eight (8) years.

Anne Holton

Interim President

George Mason University

Van Metre Hall, Fifth Floor

3351 Fairfax Drive, MS 3B1, Arlington, VA 22201

703-993-8700

[email protected]

Relationship: working relationship with Buchanan on numerous initiatives.

Amy Sanderson

Senior Architect, Office of Design & Construction

Georgetown University

New South Lower Level

3700 O St, NW, Washington DC 20057

202-687-0725

[email protected]

Relationship: multiple completed campus improvement projects.

Tom Mulquin

Senior Director of Capital Projects

The Catholic University of America

620 Michigan Ave NE, Washington, DC 20064

703-887-2099

[email protected]

Relationship: multiple completed campus improvement projects.

Buchanan | Rooney and its partners Perkins Eastman and Manhattan Construction have experience working together and are looking forward to working together again with George Mason University. The Principal Members have collaborated on real estate educational initiatives, including NAIOP development programs and are serving together on the Center for Real Estate Entrepreneurship (CREE) executive board supporting the Mason MRED program in the School of Business.

Manhattan, a major participant, built the George Mason University Van Metre Hall and is proud to have the opportunity to apply the same project leadership team’s knowledge to the construction of the Mason IDIA facility. Manhattan is currently working with Perkins Eastman on two campus projects underway at the Catholic University of America. Manhattan

has also collaborated on the Ampeer Dupont project with Rooney Properties and over 850,000 SF of mixed-use development currently in the planning stages in Washington DC with the Rooney, Buchanan and Perkins Eastman DC team.

A sample of five projects Completed in the past eight years has been included within this response. These projects include:

1. George Mason University: Peterson Family Health Sciences Hall on page 20

2. Fairfax County Public Safety Headquarters on page 22

3. Secured Administration / Operations Facility, INSCOM on page 23

4. The Wharf on page 24

5. BerkleyNet Center at Innovation on page 26

b. Provide three (3) professional references including name, title, address, telephone number, email address, and delineation of the relationship with Proposer. It is preferred that at least one (1) reference for each firm be a university or other public agency.



SIZE160,000 SF(14,864 sm)

SERVICESArchitecture, Programming, Master Planning

CLIENTGeorge Mason University

GEORGE MASON UNIVERSITY: PETERSON FAMILY HEALTH SCIENCES HALLFairfax, Virginia

Perkins Eastman programmed Peterson Family Health Sciences Hall, a new, multi -use facility that quantified University space requirements, adjacencies, mission statements, and building design goals. The firm researched the latest trends in classroom design, office layouts, & simulation laboratories to inform the size, quantity and adjacencies of the various uses. The design was a direct result of their desire for a dynamic, interactive, and didactic environment that also meets the University's sustainability goals.

Located at the north entry to George Mason University's Fairfax County Campus, the building visually draws from the campus vernacular while geometrically responding to its gateway location. There are a variety of public spaces that are either spacious and visually connected to the exterior, or intimate, allowing for private study or socializing. Lastly, the building and its significant site work completes the University's North Sector Masterplan (also designed by Perkins Eastman) that strongly defines the campus entrance, creates distinctive outdoor spaces, and establishes vehicular and pedestrian connections to both the University and the community at-large.

This building establishes a standard for Health Sciences education and research. Peterson Hall combines multiple departments into a dynamic and interactive environment and sets new campus standards in sustainability, student accommodation, community outreach, and visual design. The facility houses the College of Health and Human Services (Nursing, Epidemiology, Global Health, and Nutrition Departments), University's Provost Office and the Departments of BioEngineering and Psychology. General University classrooms, medical simulation suites, department offices, research labs (including a full scan MRI), student services, teaching/demonstration kitchens, and clinical practice spaces are co-located within this modern glass, metal panel, and brick five-story building.



OWNER: Fairfax County DPWES-BDCDBuilding Construction Branch 12000 Government Center Pkwy, Ste 449, Fairfax, VAMagdi [email protected](703) 324-5810

ARCHITECT:HOK Canal House, 3223 Grace St. NW, Washington, DC (202) 339-8700 Robert Karamitsos AIA, LEED® AP BD+C [email protected]

PROJECT COST: $100,336,000

PROJECT SIZE:561,000 SF

PROJECT SCHEDULE: July 2014 - August 2017

FAIRFAX COUNTY PUBLIC SAFETY HEADQUARTERSFairfax, Virginia

The Fairfax County Public Safety Headquarters (PSHQ) project, built by Manhattan Construction, includes a new nine-story building with a mechanical penthouse and a new five-level, pre-cast concrete parking garage structure with one level of the garage partially below grade. A pedestrian bridge connects the building and garage structures. Other unique features of the project include: LED lighting systems at the parking structure and office building, medical office specialties including x-ray room shielding, secure sally port and detention-type interview areas and blast resistant window system.

The building is designed to achieve USGBC LEED® Silver recognition. The building will be the county’s first to use energy-efficient LED lighting throughout. Other green features include: Green roofs, Low-flow plumbing fixtures, Eco-smart environmental controls, Permeable pavements and Rain water harvesting.

PSHQ will replace the Massey building, the existing headquarters which was built in 1960s. The headquarters consists of administrative offices but the first three floors have some public offices and spaces, such as the Fire Marshal’s Occupational Health and Fire Prevention Offices, the Police Department’s Central Records Division and the False Alarm Reduction Unit. The headquarters has fire and police recruiting, interview and testing areas and multi-purpose and training rooms.



Built by Manhattan Construction and located on an active military base, the Secure Administrative Operations Facility (FAOC) project is a 381,839-SF addition to the existing Nolan Building which houses Army Intelligence Resources. The project includes extensive site work such as central plant services to the addition, comprehensive site utility installation and rerouting, as well as a haul road that circles the new addition. The addition to the Nolan Building provides additional functional space to the original facility. Functional areas within the new addition include open office spaces; systems integration labs; mechanical, electrical and UPS spaces; training, collaboration and briefing rooms; war directorate vault; commanding general suite with headquarters conference room; and a commercial kitchen and dining area. The project is designed to achieve LEED® Silver certification.

OWNER: USACE2 Hopkins Plaza, Baltimore, MDWesley [email protected](571) 643-9884

ARCHITECT:Benham 14000 Quail Springs Pkwy, Ste 500, Oklahoma City, OK (405) 242-6223 Lorne Johnston, RA, NCARB [email protected]

PROJECT COST: $154,109,000


PROJECT SCHEDULE: April 2016 - November 2019

SECURED ADMINISTRATION / OPERATIONS FACILITY, INSCOMFt. Belvoir, Virginia



THE WHARFWashington, District of Columbia

SIZE27 acres land (11 hectares land)25 acres water (10 hectares water)

SERVICESArchitecture, Master Planning

CLIENTHoffman-Madison Waterfront LLC

AWARDSWashington Business Journal: Best New Development (2018)

The Waterfront Center, Excellence on the Waterfront: Honor Award (2018)

ULI Washington Trends Awards: Impact Award (2017)

Washington, DC's Southwest Waterfront historically functioned as an active commercial port, but has since become dormant and increasingly isolated from the greater DC community. The design for The Wharf restores the connections between the city and its waterfront by integrating land and water functions, creating an enduring place that turns into a highly sought-after destination for residents and tourists throughout the Washington Metropolitan Area.

In order to create a lively urban destination, Perkins Eastman emphasized placemaking in the design of the site's master plan. A water plan informs the site's land-side development in order to ensure that water uses are its focal point. All maritime activity connect to the land through a series of programmable piers that host events and recreational use, serving as an extension of the city's grid into the water. A variety of outdoor spaces celebrate the District's character, creating attractive places that provide the community and its visitors an enjoyable and enriching experience. The design of the site's structures focuses on the pedestrian's perspective, creating a family of buildings along the Wharf, each with its own identity, resulting in a captivating street-level environment.

The $2 billion waterfront development is located less than one mile south of Washington, DC's National Mall and one mile west of Nationals Park. The first phase, which encompasses 1.5 million SF of development, includes office, retail, residential, hotel, and cultural land uses, and focuses on activating water uses through the creation of a programmable pier and transient docking. The development has been designed to LEED® Gold ND.




AWARDS:2017 ABC Excellence in Construction Award for Commercial Construction

BERKLEYNET CENTER AT INNOVATIONManassas, Virginia

Buchanan Partners completed this build-to-suit 72,000 SF Class A office building in 2017 for BerkleyNet, a division of a Fortune 500 insurance company. The Brick Companies and Eyremount Investment Group are co-investors in this project. BerkleyNet occupies two full floors; additional tenants include Christopher Consultants and LeaseWeb. In 2017 the BerkleyNet building won a 2017 ABC Excellence in Construction Award for Commercial Construction.



a. Provide a current or most recently audited financial statement of the key principal members of the Proposer or Proposing firm and each partner with any equity.

Our financial statements are considered confidential and have been provided under a separate letter. Please see attached letter: RE: Conceptual Request for Proposal Institute for Digital InnovAtion Arlington Campus - Financial Experience on page 58.

b. Describe experience in financing comparable projects, especially those involving unsubordinated ground leases.

The Developer has significant experience financing projects of this size and scope. We have acquired, designed, and built multiple projects in the region with a total capitalization in excess of $100,000,000, and we are very familiar with the types of lenders and institutions that would be involved in the development of this size and type. In addition, we are currently undertaking two projects involving unsubordinated ground leases. One project is in Washington, DC, on a long term ground lease from the District of Columbia, and is a mixed-use commercial and residential development totaling about 800,000 square feet. The other is in Bethesda, Maryland, a long term ground lease from a DC metro area family, and is a retail, commercial and residential development with a first phase of about 750,000 square feet and an ultimate build-out of around 4.0 million square feet. We are familiar with what is required to develop, finance, own and manage development projects on unsubordinated ground leases. Unsubordinated ground leases definitely add complications, particularly in a region like Washington, DC, where they are not as typical as places like New York City. From a financial standpoint, lenders, equity partners and owners look at ground leases as another form of debt. However, from a legal perspective, the unsubordinated nature requires a structure that makes all parties comfortable with the relationship going

forward. We have experience in structuring long term, unsubordinated ground leases that meet the objectives of the landowner but also allow the building owner, equity partner and lender to be secure in their position.

c. Provide the names, addresses, telephone numbers, and e-mail addresses of three (3) commercial banking / investment references from which the Proposer has previously obtained financing of a magnitude similar to what is required for this Project.

Wells FargoJoseph L. Carter IIIExecutive Vice President1750 H Street, NWSuite 400Washington, DC 20006(202) 303-3016 - [email protected]

Capital OneBrian J. GormleySenior Vice PresidentGreater Washington DC MetroCommercial Real Estate Banking1680 Capital One Drive, 10th FloorMcLean VA 22102(703) 720-6734 - phone(571) 481-0676 - [email protected]

JP Morgan ChaseKristin BohananExecutive Director110 W 7th St, Floor 17Tulsa, OK 74119(918) 586-5849 - [email protected]

3. Financial Experience:



d. Identify at least three (3) examples that demonstrate ability to obtain development financing of $100 million or more (debt and equity) for projects of similar size and scope within the past eight (8) years. For each example, identify (i) the size and/or scope of the project, (ii) the role the Proposer played in the project, (iii) brief description of the financing structure, and, (iv) financing source(s) and amounts committed.

PROJECT #1: FARADAY PARKProposer Role: Developer and Equity InvestorLocation: Reston, VirginiaScope: Mixed-use, 407 apartments, retail, parking structures, 26 for-sale townhomesSize: $150+ millionFinancing Structure: Conventional construction loan with sponsor and 3rd party preferred equityLender(s): Capital One, EagleBank

PROJECT #2: THE KINGSLEYProposer Role: Developer and Equity InvestorLocation: Alexandria, VirginiaScope: Mixed-use, 175 apartments, grocery retailSize: $110+ millionFinancing Structure: Conventional construction loan with sponsor and 3rd party equityLender: Wells Fargo

PROJECT #3: GLENMONT METRO CENTER APARTMENTS (ATELIER & AUDEN PLACE)Proposer Role: Developer and Equity InvestorLocation: Glenmont, MarylandScope: Acquisition of 165 apartments and development of an additional 255 apartments. Total project to be 1,000 new apartments with 90,000 SF of retail at completion.Size: $100+ million to date and estimated to be $350+ million at completion.Financing Structure: Conventional construction loan with sponsor and 3rd party for existing apartments. 221d(4) HUD loan with sponsor and 3rd party equity for new apartments.Lender: Eagle Bank and HUD

e. Identify and provide an explanation of any failed projects within the past twelve (12) years.

The proposing firm has no failed projects within the past twelve (12) years.

f. Proposers must affirmatively state whether there are any recent legal claims against the firm (including bankruptcy, foreclosure, fines, loan defaults, etc.) or any key personnel thereof, including the source of such claims, their amount, and status.

There are no recent legal claims against the proposing firm.

g. Identify any persons associated with the firm with potential conflicts pursuant to Virginia State and Local Government Conflict of Interest Act (Va. Code §§ 2.2-3100 et seq.).

There are no conflicting persons associated with the firm pursuant to Virginia State and Local Government Conflict of Interest Act.

h. In a narrative, please explain how COVID 19 may impact the financial capacity of key principal members of the Proposer or Proposing firm by addressing the following:

i. how current market conditions impact the financing strategy of projects;

ii. the Proposing firm’s ability to provide equity for projects;

iii. potential lender capacity and requirements;

iv. project’s ability to achieve financial close;

v. the Proposing firm’s liquidity position;

vi. the Proposing firm’s plans to manage cash flow;

vii. the Proposing firm’s steps taken to mitigate negative impacts (e.g. workforce limitations or supply chain issue) during the present circumstances;

viii. and the steps taken to manage the impacts of the 2008 financial crisis.

The COVID 19 outbreak has caused a unique and very serious challenge to our economy generally, and to the real estate industry specifically. The medical threat that we face



has forced the temporary shutdown of many businesses and has interrupted the way we live and work. In the short run, most businesses are impacted by reduced revenue and cash flow which makes it more complicated to manage overhead and operations. However, the long term problems could be even more severe as no one knows how long it will take to return to stability nor what the “new normal” will look like. Perhaps there is some benefit in that most individuals and businesses are being impacted similarly – we are all in this together – but the reality is we have not faced a condition like this before and the entire outcome – medical, financial, and personal – is still uncertain.

The Principals of the Buchanan/Rooney team have been developing real estate since the 1970s. While the COVID 19 threat is unique, our experience navigating past downturns does provide a framework and capability for dealing with the economic conditions we now face.

Without a doubt, with the COVID 19 outbreak, the market for financing real estate projects has changed. Lenders will certainly be more cautious, and some lending sources may not be available. And real estate loans made post-COVID 19 will most likely require more equity, and potentially be more expensive, than those made before the crisis. We have seen this situation before, most seriously during the 2008 recession and, even worse, in the 1990s real estate collapse. But business is continuing and will financing will continue to get done. Based on our previous experience, we have followed two strategies, through good times and bad, to weather the financial markets during business interruptions like we are seeing now.

First, we deal only with relationship lenders – large national banks with a meaningful local presence and strong regional lenders. These lenders are not always the cheapest, and they frequently require some degree of personal obligation, but during downturns, they historically have remained loyal to their clients, and they have the capacity and the willingness to continue doing business. We have always felt that it is safer, and a better business strategy, to finance projects with the larger, relationship-

oriented banks rather than to chase the most aggressive or cheapest form of funding at the time. This strategy has worked during past downturns and, although we are still in the early stages of the COVID 19 impacts, it has so far been working through this one.

Second, we put substantial equity into our projects. We learned the risk of over-leveraging quite a while ago, and our business model is to maintain adequate levels of equity and to be prepared to fund substantial equity into projects. Certainly, when a shock like COVID 19 hits the system even the most conservative firms are impacted and need to react. During this current downturn, over the past three months, we have sold, re-capitalized, extended debt, and fixed interest rates in multiple situations. We did the same thing in 2008. Perhaps it ends up being an overreaction, but it does provide the liquidity, capacity, and confidence to maintain our workforce and move forward on projects during times of uncertainty.

Based on our practice of dealing with strong relationship lenders, financial institutions that continue to do business even during difficult times, and our policy of keeping adequate liquidity available, we are confident in our ability to meet financial close on this project.

Managing cash flow and maintaining the workforce is also difficult during downturns, and the COVID 19 impacts are certainly straining both these efforts. We believe it is critical to maintaining key personnel during downturns – it is a huge risk to significantly cut overhead during a slow period to try and re-constitute a team afterward. Therefore, we have built multiple lines of business all producing net revenue to better insulate downturns. Development, construction, property management, and cash flow from existing projects all contribute to overhead and operations. During downturns, those revenue sources are reduced, and overhead and operations take a much bigger percentage of what is left, but historically having multiple revenue sources has allowed us to maintain operations and workforce during slow periods.



The supply chain, including materials, subcontractors, and labor, are also impacted by an economic downturn, and we are starting to see some of that now. To complete a construction project during a downturn it is critical to be aligned with an experienced and capable general contractor. The Buchanan/Rooney team’s affiliation with Manhattan Construction provides the strength and competency to deal with the project related issues during uncertain times. Manhattan is one of the largest general contractors in the United States, has been in business since 1896, and, as has the development team, completed projects of this type during an economic downturn.

There are certainly some similarities between the recession in 2008 and the economic downturn we are seeing now: the speed with which it happened, the broad impact of the collapse, and the uncertainty of when it will be over. In 2008 we did much of the same things we are doing now. We increased liquidity by selling and refinancing assets. We focused on maintaining cash flow by filling vacancies and tightening operations. We tried to reduce some uncertainty by fixing interest rates and extending debt. In general, we established a baseline we felt confident we could sustain – and then we started to look for opportunities. Our experience has been that downturns last longer than one thinks they should, and while some of our past and present moves might be over-corrections – we wish we had not fixed interest rates as much, for example – we feel it is best to stabilize things quickly. Business will continue. And to be in the best position to pursue and complete new opportunities, we stabilize and secure our existing operations first.

Ampeer DupontBy Rooney Properties and Manhattan Construction.

Project Characteristics and Statement of Understanding

Section B

Project Characteristics and Statement of Understanding

Section B



Mason’s Arlington campus is well-positioned to benefit from the robust economy of the region and in particular in Northern Virginia. It is located between two Metro stops, close to regional arterials and within walking distance of attractive residential neighborhoods, commercial development, and bustling retail establishments.

Yet, although the campus hosts some of the most successful and prestigious academics of the university, the campus itself is little more than a collection of buildings individually expressed set back from a plaza that seems difficult to occupy.

The new IDIA for the Mason campus promises to be a transformative project, one that will bring new and exciting members of the Mason academic community to Arlington along with retail amenities and commercial office space that can

complement the academic activities.

Unlike the sprawling, park-like Fairfax campus, the Mason Arlington campus is compact, urban and located in an area of Northern Virginia that enjoys robust growth, adding new residential and office space on almost a daily basis. Its ancestral relative is, in a sense, the compact and urban colleges of Oxford and Cambridge, England, places of immense importance and impact built on relatively small sites and inextricably linked to the urban fabric of the surrounding block and city. The English models individually developed as colleges are each focused around one or more green courtyard/gardens with those courtyards offering well-loved places for exchange, respite and contemplation often just a stone’s throw from their respective bustling town centers.

B. Project Characteristics and Statement of Understanding1. Vision and Understanding of the Project:

a. Provide a statement of understanding of the Project highlighting Proposer’s ability to realize Mason’s goals and vision to create a high-tech state of the art building encouraging collaboration and innovation.



In thinking about an approach to adding such an important program to the Arlington campus, one must first consider how exactly the existing set of buildings relate to one another and what sorts of places they make for the campus community and the surrounding neighborhoods. How can the new program elements enhance what is already there while at the same time introduce a new vitality that signals the beginning of a new era for the campus and Northern Virginia in general?

As such, our approach is focused upon enhancing the existing campus, even the entire block, with new thinking for its public places while making a new kind of mixed-use ensemble that will meet the needs of the university for future growth, provide space for private-sector collaborators and bring the possibility of new residential opportunities to the university’s doorstep. These elements include:

Mason Arcade

A space dedicated to collaboration and invention, the Arcade connects the new programs of the IDIA with Van Metre Hall, Kirkwood Mews to the north, academic and commercial office spaces on the upper levels and the new retail venues along Fairfax Drive. Mason Arcade is conceived to be three to four levels of interior height and offers places for informal interaction and visible opportunities for collaboration. Mason Arcade is open, flexible and able to be entered off of the Quad or directly from Fairfax Drive.

The Arlington Quad

The current plaza in from of Van Metre and Hazel Hall is enhanced to become a “quad” for the Arlington Campus, reconceived as a green lawn or garden, offering a green respite from the busy activities of Fairfax Drive and the hustle and bustle of Northern Virginia.



The Pocket Park

The adjacent open space next to the FDIC campus can be enhanced with new active uses on the side opposite the Mason Arcade and provides for an alternative outdoor space from the garden along Fairfax Drive and can be animated with retail and/or views into exciting maker space of the university.

Kirkwood Mews

The existing alley is transformed from a place solely for automobiles to a small shady lane, still providing much-needed service access, but offering the possibility of a small street for pedestrian activity. These improvements could be performed in conjunction with the redevelopment of the 3330 Washington Blvd property for Mason use.



Retail at Fairfax

The ground floor of the new IDIA facility offers the possibility of retail activation along Fairfax Drive and turning the corner down the pocket park adjacent to the FDIC facility. Some of the retail programmed here can also benefit from interior space at the Mason Arcade, offering a year-round place for smaller retail and gathering opportunities.

Finally, the proposal envisions the potential for future transformation of the Rooney Properties building at the corner of Kirkwood and Washington Boulevard to become new residential development, providing much-needed space for current and future staff, faculty and graduate students at the Arlington Campus. And, like the Oxford/Cambridge models, providing the final residential ingredient for the overall academic experience in one location, centered around a new green space for the university and connected by bridges to the academic and student services part of the block.

b. Provide a proposed conceptual design, which includes height, massing, typical floor plan(s), and ability to accommodate parking.

The following conceptual design and illustrative sketches indicate the Proposer’s vision for the completed project at this stage of the Request for Proposals. We have included preliminary massing and floor stacking diagrams, a rendering, and a site plan to demonstrate the exciting new places we have currently envisioned for the transformation of the Arlington Campus and IDIA.

We look forward to refining this vision and incorporating feedback from Mason in the Detailed RFP and subsequent development phases should Buchanan | Rooney be selected to continue this process.

The proposed design is for a ten-story building, animated by university activities in the Mason arcade, well-connected to Arlington and the existing Mason campus buildings, and providing for a series of great places that are the settings for research, educational opportunities, collaboration with the commercial side and community activities. The massing of the proposal places the Mason uses at the lower floors of the project, connected to the Mason Arcade with space for commercial tenants reached via elevators at the upper levels. All members of this new academic community, however, meet at the Mason Arcade, as the Arcade if the access point for those working in the upper levels of the buildings. This organization fosters both formal and informal interaction and provides the setting for great conversations, ideas, and interactions.

Additionally, we envision below-grade parking to support the requirements of the University and other stakeholders, including Arlington County and the private development components, to be accommodated with vehicular access via the alley from Washington Blvd (primary) and future Kirkwood MEWS (secondary) from North Kirkwood Road.



POTENTIAL ADDITIONAL PHASE OF DEVELOPMENT



2. Project Feasibility:

a. Identify the proposed schedule for design, financing and construction of the Project, including the estimated time for completion.

Finalize Partnership Agreements, Leases, etc.

October 2020 - March 2021

Preliminary Design & Land Use Approvals

March 2021 - December 2021

Final Design & Completion of Construction Documents

December 2021 - August 2022

Financing Schedule May 2022 - December 2022

Permitting & Bonding August 2022 - November 2022

Groundbreaking December 2022

Shell Building Completion December 2024

Mason Space Completion & Occupancy May 2025

b. Propose allocation of risk and liability for work completed beyond the agreement’s completion date, and assurances for timely completion of the Project. Time is of the essence.

We understand time is of the essence concerning the delivery of the project. It will be important to set deadlines at the outset of the project and have a process in place for timely decision making. During the final negotiations with Mason, we will commit to commercially reasonable standards for the delivery of the space, and penalties in the event outside dates are not met for reasons controlled by the developer.

Manhattan Construction also has the bonding capacity to ensure the completion of the construction phase of the project. Manhattan will also have greater familiarity with the site due to its previous work at Van Metre Hall as well as performing the future demolition work of the existing building. This knowledge should help expedite the construction phase of the project.

An added benefit of this partnership is that it owns the adjacent Rooney/Manhattan office building which can serve as temporary space for Mason programs and should the project be delayed for whatever reason the disruption to Mason would be less impactful due to the convenience of this space.

c. Provide information relative to phased or partial openings of the proposed Project prior to completion of the entire work.

Due to the size of the project there will be opportunities to deliver certain aspects of the space first while other areas are still under construction. For example, our conceptual design breaks the space into two separate buildings and we could focus on the delivery of one of those buildings on an earlier timeframe. This partnership also allows for swing space at the Rooney/Manhattan office building which would allow temporary occupancy in the existing office building before the new project is delivered.

d. List any assumptions or contingencies that must occur for the Project to be successful.

• A strong working relationship between Mason and the Proposer is critical to the success of the project.

• Timely decision making is critical to meet delivery dates

• The ability to finance the project in light of the COVID-19 outbreak



e. Explain the Proposer’s approach to activate public spaces, support innovation programming, and attract tech-focused and complementary tenants to the IDIA office space and potential partnerships to foster programmatic activities in common areas of the Project.

Our approach is focused upon enhancing the existing campus, even the entire block, with new thinking for its public places while making a new kind of mixed-use ensemble that will meet the needs of the university for future growth, provide space for private-sector collaborators and bring the possibility of new residential opportunities to the university’s doorstep.

We have several ideas about how to activate the space and to promote the type of collaboration between the University and developer users. In addition to the Mason Arcade, Arlington Quad, Pocket Park, Kirkwood Mews, and Retail at Fairfax described in Section 1, this could be shared/co-working type space that include workstations, lounge areas, collaboration zones and meeting areas that can be used on a first come first serve basis by both university students, faculty and the private employees.

The ability to entice the kind of tech-focused and complementary tenants will be achieved by creating an environment they believe will help them attract the kind of talent they need for their businesses. The adjacency to the IDIA facility will be the major catalyst but will need to be bolstered by spaces with cutting edge design that contains the latest in technology.

f. Provide a statement explaining any opportunities for research and experiential learning for Mason faculty and students during design and construction, as well as the lifecycle of the Project.

One of the great benefits of this partnership is the location of both the Rooney and Manhattan offices being directly adjacent to the property. There will be opportunities for Mason faculty and students to engage in first-hand experience of the development and construction aspects of the project. This development could serve as a real life case study as the project is designed, financed and built. Temporary classroom space could be available in the adjacent Rooney/Manhattan office building for this type of program.



Being a privately-owned enterprise whose managing principals are directly engaged in this Project, Buchanan | Rooney JV is relatively flexible in the organization of ownership and partnerships to accommodate whatever structure will produce the optimal desired outcome to all stakeholders within the statutory limitations of the University and Commonwealth. We are aware of these various limitations having participated in public-private agreements and have assumed that the details of such will be discussed further during the Detailed RFP phase.

That said there are a variety of basic structures of ownership that we feel would be appropriate for this Project, including the following:

Alternative I

• The University continues to own IDIA property (fee simple).

• Buchanan | Rooney enters a long-term master lease as Tenant, with the transfer of liabilities.

• Mason enters sub-lease(s) with B|R for the academic spaces and offices.

• Private entities enter into sub-leases with B|R for the private offices and retail.

• Buchanan | Rooney acts as “Landlord” concerning the operation of the property.

Alternative II

• The University continues to own IDIA property (fee simple).

• Buchanan | Rooney purchases a condo interest in the private office and retail spaces only.

• Mason acts as “Landlord” concerning the property/condo agreements.

• Mason may choose to contract with B|R or affiliated entity for any asset management services (O&M, leasing, etc.).

Alternative III

• Buchanan | Rooney acquire the property from the University.

• Mason enters into a long-term lease for the Mason spaces.

• Buchanan | Rooney acts as Landlord in the traditional sense with Mason as the tenant.

Each of the above alternatives has potential permutations as well as advantages and disadvantages. For the purposes of this proposal, we would like to offer these as possible options and if given the opportunity look forward to continuing the discussion to achieve the most desirable outcome.

3. Project Ownership:

a. State assumptions related to ownership, legal liability, and operation of the Project and the existence of any restrictions on the University’s use of the Project.



LEGENDR = PRIMARY RESPONSIBLE PARTYI = INPUT & COORDINATION ONLYA = INPUT & APPROVAL PR

OPO

SER

UN

IVER

SITY

DEVELOPMENT:Development Agreements R R

Legal Entity Organization R A

Feasibility Review R I

Design, Engineering, and Other Consulting Agreements R I

Schematic Design Documents R A

Design Development Documents R A

Construction Documents R A

Entitlement & Regulatory Approvals R A

Permitting R I

Marketing & Leasing Plans R A

Financial Plan / Pro Forma R A

Construction Agreements R I

SWaM Program R A

Long Term Campus Planning Incorporation I R

Neighboring Mason-controlled Property Agreements A R

Neighboring non-Mason Property Agreements R A

Interior Fit-out / FF&E Planning (Mason space) I R

Interior Fit-out / FF&E Planning (non-Mason space) R I

Sustainability Program R A

Utility Agreements R A

University Corporate Partnerships A R

LEGENDR = PRIMARY RESPONSIBLE PARTYI = INPUT & COORDINATION ONLYA = INPUT & APPROVAL PR

OPO

SER

UN

IVER

SITY

FINANCING:

Financial Offering Memoranda (OM) R A

Equity Offering for Private Component (as applicable) R I

Primary Construction & Development Loan(s) R A

Permanent Financing for Private Component R I

Commonwealth of Virginia Funding I R

Mason Fundraising I R

CONSTRUCTION:

Contractor Input throughout Design/Precon Phase R I

Construction Manager / Owner's Rep Services R I

Payment & Performance Bonding R I

Financial Reporting R I

SWaM Program Compliance R I

Sustainability Program Compliance / LEED R I

Progress Reporting to Mason Community I R

Acceptance of Completed Core & Shell / C of O R A

Acceptance of Completed Mason Space Fit-outs I R

OPERATIONS:Leasing of non-Mason Office & Retail Space R A

Property Management (subject to Mason decision) R I

Facility O&M (subject to Mason decision) R I

Accounting / Financial Reporting R I

b. Outline the role of the University and Proposer to develop, finance, construct, and operate the Project.

The following table includes primary development, financing, construction, and operations responsibilities as we anticipate they would likely be divided between the Proposer and the University, with the Proposer taking the lead on the majority of the development, financing, and construction tasks with support from the University as indicated. These Roles and Responsibilities would be further defined in the Development Agreement that will be established during the Detailed RFP Phase and is subject to modification as needed to achieve the most productive outcome in accordance with the University’s requirements or desire for control and oversight over various aspects of the project. Furthermore, Buchanan | Rooney are ready and willing to take primary responsibility for any of these or other roles that the University prefers them to undertake as Developer.



a. Include a list of all federal, state, and local permits and approvals required for the Project and a schedule for obtaining such permits and approvals as permitted by the Virginia Division of Engineering and Buildings.

According to Buchanan | Rooney’s land use counsel, Wire Gill, LLP, the documents governing permitting and land use approvals for the site appear in the “Memorandum of Understanding” (MOU) dated August 29, 1994, between George Mason University and Arlington County and the “Draft Resolution Governing George Mason University’s Arlington Campus Expansion Plans” (DR) dated October 13, 2007, between the same parties. The former document specifically acknowledges that Mason, as a state institution, is not beholden to Arlington County governance related to the approval and permitting necessary for the project. The MOU does, however, bind Mason to obtain any requisite state and federal permits. Further, it is essential that the project design generally conform to the specific guidance provided in the MOU or risk it being deemed a “material change” and subjected to planning commission review and comment. Per the terms of the DR, Mason has already agreed to both “conduct and submit to the county an updated transportation and parking study for review and comment before the design of phase III” and to “ensure that discussion between Mason and Arlington County staff for the phase III portion of the Arlington Campus expansion begins at the conceptual phase of plan development.” Buchanan | Rooney is committed to both uphold Mason’s previous commitments and to maintain the existing working relationship the Mason has with Arlington County. Buchanan | Rooney is interested in further exploring the best approach forward to streamline the approval/permitting process while meeting all the

previously agreed to provisions of the MOU and DR given the accelerated timeline for the project schedule. Further, Buchanan | Rooney will work with both land use counsel and Mason to pursue all necessary modifications or clarifications to the MOU to allow for possible future campus expansion incorporating the property at 3330 N. Washington Blvd, should the university be interested in pursuing such.

b. Identify any anticipated adverse social, economic, and environmental impacts of the Project. Specify the strategies or actions to mitigate known impacts of the Project.

While the site itself is generally well contained there are still several challenges associated with it. First, the adjacent neighbor FDIC is a secure government agency and care will be needed to communicate and coordinate with them to reduce the impact of construction on their operations. Additionally, proximity to the WMATA zone of influence may present design and construction challenges that will need to be identified and appropriately planned for. The proposed construction partner, Manhattan Construction Company, has significant experience in addressing and mitigating such impacts. Finally, while traffic into and out of the site will largely utilize the existing alley entrances on Washington Blvd and Kirkwood St, some impact will likely occur during construction and over the long term as a result of the additional uses onsite. A well-coordinated traffic study will assist in planning for and alleviating many of the external impacts. The use of modern design standards including LEED® certification (or equivalent), enhanced stormwater management strategies and renewable energy agreements should result in little to no environmental impact.

4. Conformity of Regulations:



The numerous positive benefits associated with the development are anticipated to far outweigh any negative impacts. Proximity to some of the largest IT firms in the country will allow the new Mason facility to act as a feeder of recent graduates to meet the growing need for employees including the newly announced Amazon HQ2. The potential for an educationally-based tech incubator co-located within the development will serve to create a positive feedback loop between the university and private industry.

Working closely with the Proposer’s design partner Perkins Eastman, the Proposer intends to design a space that fully meets the University’s needs while including significant design flexibility to anticipate the rapidly changing technology industry. The ability to upgrade the development’s data infrastructure and audiovisual capabilities in the future will be critical to ensuring long-term relevancy in the fields of computer science and information technology. Perkins Eastman has proposed site plan envisions significant outdoor spaces oriented internally and accentuated by an inviting pocket park that will serve to draw the public in and activate the project outside of normal business and educational hours.

It is the careful design and organization of the public places of the project that will find value in the hearts and minds of the future users of the new facilities. Creativity today depends not just on the infrastructure “hardware” of computers, labs and wiring, but also upon the settings in which the great minds of tomorrow can think, reflect and come to the campus every day energized by the setting ready to confront the opportunities of that society presents to us. Our vision offers great interior settings, like the Mason Arcade, as well as the greenery of the reconceived plaza, a place to engage nature and refresh some of our basic human needs. There are places and values that enhance not just the Mason community but also the Arlington community in general.

As mentioned, parking needs can be accommodated in the lower levels of the site but attention will be paid to developing a transportation management approach that is comprehensive and makes intelligent use of nearby transportation infrastructure. Buchanan | Rooney is committed to meeting the parking obligations as previously agreed between Mason and Arlington County, or working with both parties to modify as warranted to accommodate recent standards and practices.

Finally, our proposal aligns with the most fundamental aspect of sustainability and that is to enhance settlements and communities that already exist, add elements that make it more attractive and perform better, and to create opportunities that make it possible to think, collaborate, dine and live without dependence on an automobile.

c. Identify the projected positive social, economic, and environmental impacts of the Project.

Project Financing

Section C

Project Financing

Section C



1. Provide a preliminary Project Financing Plan which includes a narrative and a Microsoft Excel financial model with unlocked formulas that addresses:

a. Milestones during construction;

b. Plan and pro forma for the development financing and operation of the Project;

c. Preliminary sources and uses of funds, including any anticipated debt and equity;

d. Clearly identified major financial assumptions; and

e. If any local, state, or federal resources are contemplated to be used, these must explicitly be outlined in the Plan and in the accompanying narrative. Such inclusion of funds shall not be assumed to be guaranteed by the Commonwealth or University.

Questions removed per the instructions of Addendum No. 5 issued on 08 April 2020.

2. In the Plan, Proposers will need to address the University’s goal to meet the Commonwealth of Virginia’s Executive Order Number Thirty-Five (2019) Advancing Small-, Women-, Minority-, and Service-Disabled Veteran-Owned Business (“SWaM”) goal of 50% of total contract value1. Provide a statement setting forth a detailed and comprehensive plan to engage SWaM vendors to meet this goal.

Meeting SWaM goalsOur team is confident in its ability to meet or exceed George Mason University’s SWaM goals of 50% or higher. For more than 30 years, our partner in Manhattan’s Virginia office has managed and built public and private facilities that had small and minority business goals in the mid-Atlantic region. Small business subcontracting is an integral part of our culture and business philosophy. Local, regional small businesses are our partners and an essential component of our approach to best- value execution—that’s why we include them on our team from day one, and track our results whether required by contract or not.

We have built sound small business subcontractor relationships by treating our subcontractors and consultants with honesty and respect, and paying them promptly and fairly for work completed. We recognize them as integral members of our project team and include them in meetings and partnering sessions, as well as soliciting their ideas to promote team building.

1 https://www.governor.virginia.gov/media/governorvirginiagov/executive-actions/EO-35-Advancing-Equity-for-Small-,-Women-,-Minority-,-and-Service-Disabled-Veteran-owned-Businesses-in-State-Contracting.pdf

C. Project Financing



Comprehensive SWaM ApproachThe Proposer’s approach to meeting SWaM participation objectives for the project falls primarily within three major strategic initiatives:

1) The Developer’s use of SWaM consultants and sub-consultants for design and engineering services during the planning, design, and permitting phases. Competent SWaM businesses will be actively procured and considered as we assemble the full development team.

2) The SWaM Subcontracting Plan (detailed below) for construction. This plan represents by far the greatest opportunity for expected SWaM participation as the construction costs represent the largest financial component of the project budget.

3) Proposer and University’s consideration of other SWaM vendors related to the furnishings, equipment, and ongoing operation of the facility. These services could include maintenance contracts, janitorial, and other procurement services to be performed by SWaM companies.

SWaM Subcontracting PlanWe will develop a preliminary subcontracting plan based on experience and detailed planning, and identify opportunities for SWaM businesses. We also will establish bid packages in alignment with the local/regional availability of quality subcontractors in each category. We will identify elements for subcontracting by:

• Analyzing the scope and nature of the work associated with the project.

• Applying Manhattan’s experience at similar various project sites.

• Identifying the requirement for goods and services.

• Identifying the potential to self-perform or subcontract for goods and services.

• Reviewing like or similar projects for spending trends.

Review of marketplace to verify the availability of small and local business concerns providing

goods and services identified for purchase.

Our estimating team will selectively solicit small and local business participation as direct first-tier subcontractors. We look at every opportunity to be inclusive and to inbed – where it makes sense – within the larger portions of the work targeted SWaM business goals and include qualified 1st and 2nd tier subs.

During project execution, we ensure that our Operations and Field teams understand the purpose and goals of each individual subcontract plan and follow up periodically in an effort to ensure that the plan is being properly supported, promoted and administered.

Our outreach to the small business subcontractor community is frequent and comprehensive. We have participated in extensive outreach which include: The James Madison University Small Business Conference, SAME Small Business Conference for DOD Programs, the SAME Small Business Industry Forum, SAME Northern Virginia Post annual Small Business Conference, Federal Contractors Forum, Base Business Institute at Fort Meade, SAME South Mid- Atlantic Small Business Conference in Norfolk, VA, SAME National Small Business Conference, Professional Women in Construction Networking, and “Doing Business with Prince George’s Waste to Energy & Recovery Partners” Small and Minority Outreach seminars at targeted locations, and with local government agencies.

We offer subcontractor small business training, the Manhattan Subcontractor University, and have a training curriculum that was designed to enhance capabilities of small subcontractors and vendors. The innovative training is free and structured in an interactive format with a focus on providing core



business skills to program participants. Courses have included: Marketing/ business development, estimating / bidding, contract / legal, planning / schedule, technology/ BIM, field management, safety, construction accounting, financial management, bonding/ surety, human resource management.

In addition, we host “Lunch and Learn” sessions for local small businesses in our office. Our entire estimating department is joined by a single, local small business for a luncheon session, which allows these

firms an opportunity to discuss their capabilities with our entire team. By bringing in one firm at a time, we find that our team has the opportunity to hold candid conversations and find common ground to begin building our business relationship. In return, the local small business meets a point of contact with our team and learns how we can assist them with obtaining local certifications, proposal preparations and the upcoming opportunities they are best suited to pursue.

In addition, our office regularly hosts subcontractor receptions to connect with small and disadvantaged Businesses as part of an ongoing effort to maximize the utilization of these trades in our work.

Some of our recent projects where we exceeded small goals and/or achieved small business participation when none was required include:

Georgetown University Spirit of Georgetown Residential Hall

We achieved 76 % small business participation, and none was required.

Georgetown University Lauinger Library

We achieved 58.3% small business participation, and none was required.

Fairfax County Merrifield Center

We achieved 65.9% small business participation, and none was required.

Johns Hopkins University Applied Physics Laboratory Building 30

We achieved 38% small business subcontractor participation, and issued 66 % of our subcontractor contracts to certified, best value small businesses.

U.S. Army Medical Research Institute of Infectious Diseases

We achieved 43 % small business subcontractor utilization, and issued 70 % of our subcontractor contracts to certified, best value small businesses.

NASA Exploration Sciences Building

We achieved 35 % small business subcontractor utilization, and issued 71 % of our subcontractor contracts to certified, best value small businesses.

Project Benefit and Compatibility

Section D

Project Benefit and Compatibility

Section D



George Mason University Van Metre Hall (formerly Founders Hall)Built by Manhattan Construction.

1. Community Support:

a. Describe how the Project will align with the interests of the state, region, and University. Explain who will most directly benefit and how the Proposer will create research, education and innovation value.

The new Mason IDIA campus will serve several important functions from the local level up. First, the proposed comprehensive design which encompasses the already existing campus buildings will tie together the somewhat disconnected campus and add green spaces (The Arlington Quad) in place of the existing underutilized hard-paved areas. This will act as a focal point for students and faculty to congregate and facilitate the free exchange of ideas. The programmed additional office space and the possible inclusion of a business incubation center will allow significant collaboration and cross over between Mason’s advanced degree programs and related private businesses. The Arlington Quad will attract nearby residents from both Virginia Square and Clarendon resulting in space activation outside of normal classroom hours. At the state and regional level the new IDIA campus will serve to further cement Mason as leading research and teaching university in the technical fields and serve to produce the knowledge workers needed for the Washington DC metro area to maintain its place at the forefront of the digital economy.

b. Identify any anticipated public support or opposition as well as any anticipated government support or opposition, for the Project.

In general Buchanan | Rooney JV anticipates that the project will be well-received among impacted public and governmental stakeholders. The largely educational nature of the development will be viewed favorably by the general public, private industry, and government. The adjacent private neighbors largely consist of office uses and should be minimally impacted by the proposed educational/office development.

D. Project Benefit and Compatibility



2. Community Engagement: Explain the strategy and plans that will be carried out to involve and inform the general public, business community, and governmental agencies in areas affected by the Project.

Buchanan | Rooney JV intends to use a multi-pronged strategy to inform the community and stakeholders of the development’s impact during construction and long term benefits to the community. This will include public information sessions where the project vision will be conveyed and online resources including a project website with design renderings, development schedule, and list of short term traffic impacts that may occur.

3. Community Compatibility: Describe compatibility with the local comprehensive plan, local infrastructure development plans, the capital improvements budget, or other government spending plan.

Redevelopment of the site is subject to the terms set forth in the MOU dated August 1994 between Mason and Arlington County and further clarified by the resolution dated October 2007.

While the site is exempt from local zoning ordinances, to maintain an excellent working relationship with the county Buchanan | Rooney JV will endeavor where feasible to conform to all local zoning and land use ordinances.

The infrastructure currently in place anticipated future additional development at the Mason campus and appears to have the capacity to meet the needs of the proposed project.

4. Describe innovative approaches employed in similar projects.

Working as developers in the Washington DC region, Buchanan Partners and Rooney Properties are accustomed to complex entitlement processes that require both commitment and innovation to public engagement to achieve a successful project in harmony with the values of the community and major stakeholders.

The Proposers have successfully developed projects in Old Town Alexandria, Washington DC historic overlay districts, and new Transit Oriented Development communities along the Silver Line corridor.

Each of these jurisdictions required a unique and innovative approach which the developers have custom-tailored to these sites to achieve success.

5. Describe innovative approaches that the University may consider for this Project.

In addition to creating a world-class home for the new School of Computing, the project will also serve as a showcase for sustainable design and environmental stewardship. As noted elsewhere, Buchanan | Rooney JV intends to seek LEED® or equivalent certification, however, additional design features will be incorporated including a green roof and onsite solar (if feasible). Buchanan | Rooney believes there is a significant opportunity to develop a net-zero emission building by contracting with Virginia Dominion Power to provide energy from clean renewable sources. More information on this program may be found here https://www.dominionenergy.com/home-and-small-business/renewable-energy-programs/va-green-power

https://www.dominionenergy.com/home-and-small-business/renewable-energy-programs/va-green-power






MEMORANDUM TO: Buchanan Partners and Rooney Properties

FROM: Megan C. Rappolt

DATE: April 27, 2020

RE: George Mason University, Arlington Campus

Phase III Development

______________________________________________________________________________

You reached out to us to assist you in your efforts in responding to a Request For Proposals for the Phase III development of the George Mason University Arlington Campus (the “Campus”). Based on my experience in assisting with Arlington County development entitlements for approximately 12 of the past 16 years, the following information is a summary of the Phase III Campus agreements and applicable Arlington County land use processes.

As background, George Mason University (“GMU”) is a State University and, as a landowner, is exempt from the standard land use and development entitlement procedures developed by Arlington County, commonly referred to as the 4.1 Site Plan process. The development of the Campus is subject to an August 1994 Memorandum of Understanding (“MOU”) between Arlington County and GMU which outlines GMU’s obligations in exchange for funding from Arlington County. Among other things, it sets forth the community review process and references the three-phase Master Plan document prepared by Skidmore, Owings and Merrill dated April 29, 1994. Specifically, the MOU sets out GMU’s obligations for Phase III in pursing this last phase of development, including:

• Provide an updated parking and traffic study• Underground utilities or contributions in lieu• Commitments regarding community benefits or community facilities• Acknowledgement that GMU and the County have agreed on a review process that

examines community concerns for final site and building design for Phases II and III• Upon Phase III, create a total of 1,100 parking spaces

The first two Phases of the Campus are complete with remaining density allocated to Phase III. Phase I was completed in 1997 and consists of a 140,000 SF library building. The Phase II development of the Campus was furthered by the County Board approval of a Resolution in October of 2007. Phase II was comprised of underground parking and an academic building including library, auditorium, multipurpose room, classrooms, and large outdoor plaza, among other things. According to the Staff Report, the total density of Phase I and II results in a 1.71 FAR and a balance of 284,736 SF (1.29 FAR) remains in the Master Plan.

The adopted 2007 Phase II Resolution includes certain requirements for Phase II and Phase III. By way of example, the following Phase II requirements can be expected to apply to Phase III in a similar way. Phase II requirements are:



• Community benefits of community access to campus library, retail, auditorium, plaza, etc.; shared parking after class hours; TDM measures; and potential for display of local arts;

• High quality plaza design incorporating task for recommendations and detailed landscaping plans to County; and

• Implement all recommendations in the associated Phase II staff report.

The 2007 Resolution Phase III requirements are:

• LEED Silver Rating for Phase III; • Incorporate universal design; • Conduct and submit to the County updated transportation and parking study for review and

comment prior to the design of Phase III; • Ensure that discussions between GMU and Arlington County staff for the Phase III portion

of the Campus expansion begins at the conceptual phase of development. Agree to participate in a review process at the conceptual planning stage that examines community concerns and building design, as outlined in the 1994 MOU between the County and Mason, similar to the existing site plan review process; and

• Prior to submitting any plans to the State, submit to Arlington County preliminary design concepts for Phase III and subsequent site plan drawings per the current 4.1 Site Plan Submittal Checklist items including a certified survey plat, current aerial photograph, plot and location plan, striping and marking plan, existing and proposed street cross sections, architectural plans and zoning tabular information.

The public review process for Phase II was abbreviated as compared to a typical 4.1 Site Plan

public review process. It can be anticipated that Phase III will be reviewed in a similar manner. According to the Staff Report, the County held two Site Plan Review Committee (SPRC) meetings, where typically there would be four SPRCs for a 4.1 Site Plan. Additionally, there were two Transportation Commission meetings, which is typical, and two Planning Commission meetings, which is not typical of most development projects whereby one Planning Commission meeting is held. Note that the Campus development is not subject to the nearly 100 development conditions that are typical for 4.1 Site Plan developments. In their place, are the Resolution and list of community benefits as described above. While these process are unique to GMU, it would be reasonable to expect the public review process to last about 6 to 9 months.

Your adjacent property known as 3330 Washington Blvd. (RPC #15-087-003 and -004) offers a unique opportunity to expand GMU’s presence in the area. This property is not part of the Campus plan and is subject to 4.1 Site Plan #109. As such, changes to the property, use or building requires County review through the standard required land use and zoning approval processes. Given its proximity to the Campus, and the fact that the building has been leased by GMU in the past, it is a natural location for swing space while Phase III is under construction. To that end, in 2009, a site plan amendment was approved allowing for educational use on all floors. Additionally, in the future, should student housing or multifamily housing be sought, a site plan amendment or new site plan could be requested under the provisions of the CO District, the current zoning of the property. The CO District allows up to a 4.8 FAR of multifamily development though approval of a 4.1 Site Plan for sites with a minimum of 30,000 SF of site area. For this property, both parcels combined would meet this site area minimum. This entitlement would require the 4.1 Site Plan public review process and take approximately over one year.

Thank you for your attention to this matter. Please contact me with any questions you may have.

Innovation, Technology, and Sustainability

Section E

Innovation, Technology, and Sustainability

Section E



a. Building Innovation: Experience highlights recent innovation, and net-zero, LEED Gold or Platinum, and smart building technologies projects with integrated IT computing capabilities completed by the Proposer including the university (or public entity), location, project size, project budget, and tenants.

Bowie Corporate Center and The Kingsley are examples of innovative environmentally sustainable projects developed by Buchanan Partners. The project details are as follows:

BOWIE CORPORATE CENTER

130,000 SF Office building

LEED® Gold Certified incorporating energy efficiency and use of environmentally sensitive building materials and practices. LEED® points were awarded for high performance features such as enhanced indoor air quality, underfloor air and data distribution systems, day lighting, low emitting materials, certified wood products, and water conserving plumbing fixtures, parking for hybrid/alternate fuel vehicles, bike racks and shower facilities for occupants using alternate transportation.

Awards

NAIOP MD/DC - Best Environmentally Friendly Building

NAIOP MD/DC - Best Suburban Office Building

THE KINGSLEY

175 apartments and 58,000 SF Harris Teeter

Both apartments & grocery store achieved LEED® Silver

Awards

NAIOP Northern Virginia - Best Mixed-Use Building award 2014

Great American Living Awards (GALA) for Interior Design in 2015

In addition to the above, a selection of the LEED Gold and Platinum projects completed by the Proposer team member Manhattan Construction is included on the following pages.

E. Innovation, Technology, and SustainabilityFactors to be considered in determining the Proposer’s experience delivering similar innovative smart buildings may include but shall not be limited to:

George Mason University Van Metre Hall (formerly Founders Hall)Built by Manhattan Construction.



LEED® Gold Projects

Project Contract $ Owner Architect

Bascom Palmer Eye InstituteNaples, Florida(Corporate & Commercial /Healthcare)

08/2014 - 06/2015100% CompleteSF: 23,960

$11,458,000 University of Miami1400 N.W. 10th Avenue, Suite705Miami, Fl 33136Phone: (305) 243-8378Contact: Christopher BlairEmail: [email protected]

Gresham Smith & Partners101 NE Third Ave, Ste 430Fort Lauderdale, FL 33301Phone: (954) 322-4433Contact: Shauna CarpenterEmail:[email protected]

Grand Rapids VA OutpatientClinicGrand Rapids, Michigan(Corporate & Commercial /Government: Federal /Healthcare)

05/2013 - 02/2015100% CompleteSF: 125,800

$27,575,000 US Federal Properties,Co./Grand Rapids, VA LLC4706 Broadway Suite 240Kansas City, MO 64112Phone: (816) 285-9552Fax: (816) 285-9544Contact: Rick BaierEmail: [email protected]

Hoefer Wysocki Architects11460 Tomahawk CreekParkway, Suite 400Leawood, KS 66211Phone: (913) 307-3700Fax: (913) 307-3710Contact: Mitch HoeferEmail: [email protected]

West Palm Beach Army ReserveCenter Lake Park, Florida(Civil / Corporate & Commercial/ Government: Federal)

05/2012 - 06/2016100% CompleteSF: 55,000

$13,860,000 Blackhawk-Jamco JV938 W Laurel StSan Antonio, TX 78201Phone: (210) 228-9023Fax: (210) 212-7769Contact: Jeff LenoxEmail:[email protected]

Reynolds, Smith, and Hills,Inc (RS&H)109 East main St, Suite 650Norfolk, VA 23510Phone: (757) 622-1859Fax: (757) 622-0582Contact: David HughleyEmail:[email protected]

Corcoran Hall RenovationWashington, District ofColumbia(Education: Higher / Science &Technology)

08/2016 - 01/2018100% CompleteSF: 47,000

$10,973,000 The George WashingtonUniversitySupport Building, 2025 F St,NW, Ste 200Washington, DC 20052Phone: (703) 725-9999Contact: Adam Aaronson,LEED® APEmail: [email protected]

HOK3223 Grace St NWWashington, DC 20007Phone: (202) 339 8700Contact: Damon SheppardEmail:[email protected]

Warehouse Renovation forHarris County District Attorneyand District Clerk Houston, Texas(Mixed-Use)

03/2016 - 05/2017100% CompleteSF: 168,580

$16,450,000 Harris County1310 Prairie, Ste 1102Houston, TX 77002Phone: (713) 274-1531Fax: (713) 755-5883Contact: Rich ElwoodEmail:[email protected]

Kirksey6909 Portwest DrHouston, TX 77024Phone: (713) 850-9600Contact: Kathleen JircikEmail: [email protected]

Fairfax County Public SafetyHeadquartersFairfax, Virginia(Government: City, State &County)

08/2014 - 08/2017100% CompleteSF: 561,000

$100,336,000 Fairfax CountyDPWES-BDCDBuildingConstruction Branch12000 Government CenterPkwy, Ste 449Fairfax, VA 22035Phone: (703) 324-5810Fax: (703) 324-4365Contact: Magdi ImbabiEmail:[email protected]

HOKCanal House, 3223 Grace StNWWashington, DC 20007Phone: (202) 339-8700Contact: Robert KaramitsosAIA, LEEDÂ® AP BD+CEmail:[email protected]




Beltway Lakes Phase 3Houston, Texas(Corporate & Commercial)

09/2013 - 01/2016100% CompleteSF: 264,725

$29,284,000 Radler Enterprise5825 N Sam Houston PkwyW, Ste 100Houston, TX 77086Phone: (281) 440-8595Fax: (281) 966-1830Contact: Tom RadomEmail: [email protected]

Gensler 711 Louisiana Ste 300Houston, TX 77002Phone: (713) 844-0000Contact: Adolfo AlzateEmail:[email protected]

BBVA Plaza Building & ParkingGarageHouston, Texas(Corporate & Commercial)

07/2011 - 04/2013100% CompleteSF: 712,765

$50,034,000 RS Post Oak Perennial, LP109 N Post Oak Ln, Suite 200Houston, TX 77024Phone: (713) 266-1899Fax: (713) 266-1800Contact: Steven LernerEmail:[email protected]

HKS, Inc1919 McKinney AveDallas, TX 75201Phone: (214) 969-5599Fax: (214) 969-3397Contact: David HollandEmail: [email protected]

City of Houston CentralPermitting CenterHouston, Texas(Civil / Corporate & Commercial/ Government: City, State &County / Renewable Energy)

05/2010 - 07/2011100% CompleteSF: 188,000

$26,274,000 City of Houston - GeneralServices DepartmentCity Hall Annex, 900 Bagby,2nd FloorHouston, TX 77002Phone: (832) 393-8005Fax: (832) 393-8009Contact: Joel WhiteEmail:[email protected]

Studio Red Architects1320 McGowenHouston, TX 77004Phone: (713) 622-5333Fax: (713) 255-8784Contact: Bill NeuhausEmail:[email protected]

Jenks Public Schools | Mathand Science BuildingJenks, Oklahoma(Education: K-12)

04/2010 - 07/2011100% CompleteSF: 90,000

$20,938,000 Jenks Public School205 E B St205 E B St, OK 74037Phone: (918) 299-4415Fax: (918) 299-0351Contact: Jeffrey (Jeff) BeyerEmail:[email protected]

GH2|Architects 320 S Boston, Ste 1600Tulsa, OK 74103Phone: (918) 587-6158Fax: (918) 587-0357Contact: Steve JaggersEmail: [email protected]

Andrews Air Force BaseStrategic Planning &Development FacilityAndrews Air Force Base,Maryland(Cultural: Convention /Government: Federal)Lump Sum

04/2009 - 04/2011100% CompleteSF: 46,000

$21,844,000 AMECOne Plymouth Meeting, Suite850Plymouth Meeting, PA19462-1308Phone: (610) 828-8100Fax: (610) 828-6700Contact: Philip McQuistonEmail:[email protected]

Blair Remy Architects7 Mickey Mantle Dr. Suite 350Oklahoma City, OK 73104Phone: (405) 340-9503Contact: Bret FordEmail: [email protected]

Grand Prairie Public SafetyBuilding & The Summit AdultActivity CenterGrand Prairie, Texas(Government: City, State &County / Government:Correctional / Hospitality:Clubhouse)Construction Manager - At Risk

08/2008 - 04/2010100% CompleteSF: 194,500

$87,932,000 City Manager's Office300 West Main St.Grand Prairie, TX 75050Phone: (972) 237-2012Fax: (972) 237-8088Contact: Bill CrolleyEmail: [email protected]

Brinkley Sargent Architects5000 Quorum, Suite 600Dallas, TX 75254Phone: (972) 960-9970Fax: (972) 960-9751Contact: Harold (Hal) SargentEmail:[email protected]




Energy Center Office Building -Phase IIHouston, Texas(Corporate & Commercial)Guaranteed Maximum Price

07/2007 - 02/2009100% CompleteSF: 320,888

$38,982,000 Trammell Crow Companydba I-10 EC Corridor #2Limited Partnership2800 Post Oak Blvd., Suite2300Houston, TX 77056Phone: (713) 963-1026Fax: (713) 623-4672Contact: AJ RestumEmail:[email protected]

HOK, Inc.2800 Post Oak Blvd., Suite3700Houston, TX 77056Phone: (713) 407-7700Fax: (713) 407-7809Contact: Al Younkin

NASA Exploration SciencesBuildingGreenbelt, Maryland(Government: Federal / Science& Technology)Lump Sum

06/2007 - 11/2009100% CompleteSF: 200,000

$63,270,000 NASA GSFC8800 Greenbelt Road, Code224.2, Building 18, Room140C Greenbelt, MD 20771Phone: (301) 286-3918Fax: (301) 286-8115Contact: Dave LarsenEmail:[email protected]

Ewing Cole100 North 6th StreetPhiladelphia, PA 19106Phone: (215) 923-2020Fax: (215) 574-9163Contact: David VirgilEmail:[email protected]

The World of Coca-ColaAtlanta, Georgia(Cultural: Museum / Retail)Construction Manager - At Risk

04/2005 - 03/2007100% CompleteSF: 93,000

Confidential The Coca-Cola CompanyOne Coca-Cola PlazaAtlanta, GA 30301Phone: (404) 676-4542Fax: (404) 598-4542Contact: Haven RiviereEmail: [email protected]

Rosser International524 West Peachtree StreetAtlanta, GA 30308Phone: (404) 876-3800Fax: (404) 888-7255Contact: Paul KinzieEmail: [email protected]

Golisano Children's Museum ofNaples (CMON)Naples, Florida(Cultural: Museum)

02/2009 - 01/2012100% CompleteSF: 32,000

Confidential Children's Museum of Naples999 vanderbilt Beach Road,#200Naples, FL 34108Phone: (305) 306-3992Contact: Julie KoesterEmail:[email protected]

Burke Houge Mills, Inc1130 Business Center DriveLake Mary, FL 32746Phone: (407) 571-1573Fax: (407) 324-5120Contact: Cam HogueEmail: [email protected]

Florida Gulf Coast UniversityMarieb Hall - Academic Building8Fort Myers, Florida(Civil / Education: Higher)

11/2010 - 12/2011100% CompleteSF: 69,000

$21,078,000 Florida Gulf Coast University- (FGCU)10501 FGCU Blvd. S.Ft. Myers, FL33965 33965Phone: (239) 590-1504Fax: (239) 590-1505Contact: Thomas MayoEmail: [email protected]

Harvard Jolly / Kahler Slater -Joint Venture4575 Via Royale Suite 100Ft. Myers, FL 33919Phone: (239) 275-7444Fax: (239) 275-0447Contact: Mike JohnsonEmail:[email protected]




Genzyme Interior Lab & OfficeInterior Fit OutTemple Terrace, Florida(Healthcare / Science &Technology)

05/2010 - 10/2011100% CompleteSF: 36,000

$5,503,000 Genzyme Corporation11 Pleasant Street Connector Framingham, MA 01701Phone: (508) 661-1673Fax: (508) 270-2525Contact: Lou CiccheseEmail: [email protected]

Hellmuth Obata &Kassabaum, Inc.One Tampa Center, 201 NorthFranklin StreetTampa, FL 33602Phone: (813) 229-0300Fax: (813) 223-7116Contact: ChristopherPattersonEmail: [email protected]

North Sarasota County LibrarySarasota, Florida(Cultural: Museum /Government: City, State &County)

09/2003 - 01/2004100% CompleteSF: 24,800

$3,600,000 Sarasota County1660 Ringling Blvd.Sarasota , FL 34236Phone: (941) 861-0864Fax: (941) 861-0864Contact: Sarabeth Kalajian

SMRT2051 Main StreetSarasota, FL 34237Phone: (941) 342-9293Fax: (941) 955-9893Contact: Arthur ThompsonEmail:[email protected]

Edison State College - ChildcareCenterNaples, Florida(Education: Higher)

04/2008 - 10/2008100% CompleteSF: 10,000

$2,547,000 Edison State College7007 Lely Cultural Parkway Naples, FL 34113Phone: (239) 732-3720 Contact: Jeff Allbritton

Schenkel & Shultz, Inc.2640 Golden Gate ParkwayNaples, FL 34105Phone: (239) 434-2400Contact:



LEED® Platinum Projects


George W. Bush PresidentialCenterUniversity Park, Texas(Cultural: Museum / Education:Higher)

11/2010 - 04/2013100% CompleteSF: 226,565

Confidential Peter Edward Arendt, LLC6012 El CampoFort Worth, TX 76107Phone: (817) 731-7450Contact: Peter ArendtEmail:[email protected]

Robert A.M. Stern Architects,LLPOne Park AvenueNew York, NY 10016Phone: (212) 967-5100Fax: (212) 967-5588Contact: Augusta BaroneEmail: [email protected]

Apogee Stadium at Universityof North TexasDenton, Texas(Education: Higher / Stadium)

01/2010 - 07/2011100% CompleteSF: 340,401

$69,124,000 University of North TexasSystem1155 Union Circle #311040Denton, TX 76203Phone: (940) 565-3646Fax: (940) 369-8408Contact: Rick VillarrealEmail: [email protected]

HKS Architects, Inc.350 N. St. Paul, Suite 100Dallas, TX 75201Phone: (214) 969-5599Fax: (214) 969-3397Contact: Chad ScheckelEmail: [email protected]

Volkswagen Assembly PlantFit-OutChattanooga, Tennessee(Industrial, Warehouse &Distribution)

11/2009 - 07/2010100% CompleteSF: 2,000,000

$28,000,000 Volkswagen Group ofAmerica, ChattanoogaOperations, LLC605 Chestnut StreetChattanooga, TN 37450Phone: (423) 755-4857Contact: Mirko ReckertEmail:[email protected]

SSOE1001 Madison AvenueToledo, OH 43604Phone: (419) 255-3030Contact: NathanCzerniejewskiEmail:[email protected]

Florida Gulf Coast UniversityAcademic Building 7Ft. Myers, Florida(Civil / Education: Higher /Renewable Energy / Science &Technology)

10/2008 - 12/2009100% CompleteSF: 63,160

$14,919,000 Florida Gulf Coast University10501 FGCU Blvd. SouthFort Myers, FL 33965Phone: (239) 590-1500Fax: (239) 590-1505Contact: Tom MayoEmail: [email protected]

Leo A Daly Architects 1400 Centrepark Blvd. Suite500West Palm Beach, FL 33401Phone: (561) 688-2111Fax: (561) 697-8040Contact: Bob ThomasEmail:[email protected]

Appendix

Appendix



AppendixCover Letter - RE: Conceptual Request for Proposal Institute for Digital InnovAtion Arlington Campus - Financial Experience

Alex Iszard, Director of Contracts and Capital FinanceGeorge Mason UniversityFacilities Administration Building4400 University Drive MSN 1E4Fairfax, Virginia 22030

RE: Conceptual Request for Proposal Institute for Digital InnovAtion Arlington Campus - Financial Experience

Dear Mr. Iszard,

Our financial statements are considered confidential and have been provided separately.

Sincerely,

Greg Hoffman, Vice [email protected](571) 297-4833

Buchanan | Rooney JV3330 N. Washington Blvd., Ste 220

Arlington, Virginia 22201

Acknowledgment of Addenda

Acknow

ledgment of

Addenda



1

Facilities Administration4400 University Drive - MSN 1E4

Fairfax, VA 22030-4444Tele: 703-993-2520

e-mail: [email protected]

ADDENDUM NO. 1Project No. 247-18482-PPEAProject: Conceptual RFP - IDIA

George Mason University Contracts Department Facilities Administration Building4400 University Drive – MSN 1E4 Fairfax, Virginia 22030-4444

Date: 14 February 2020

From: Michele Kelly Contracts Specialist, VCCOTele: 703.993.4019

To: All Potential Proposers

Addendum No. 1 is being issued to provide all proposers with responses to proposer’s questions received on or before 14 February 2020.

Proposers must acknowledge receipt of Addendum No. 1 with their proposal submission. Proposal submission due date is 31 March 2020 @ 2:00 pm.

Except as amended or clarified herein, all terms, conditions and provisions of the original Conceptual Request for Proposal (RFP) remains unchanged, and all changes and clarifications stated above and within this Addendum are hereby made part of the proposal Requirements and Contract Documents, and shall be taken into account in the preparation of the proposal submission and the execution of all work.

Acknowledgment Date

_______________________________________________ _____________________Signature Date

_______________________________________________Company

Buchanan | Rooney JV

30 April 2020

Reciept of Addendum 1-7



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Fairfax, VA 22030-4444Tele: 703-993-2520


ADDENDUM NO. 2Project No. 247-18482-PPEA Project: Conceptual RFP - IDIA

George Mason University Contracts Department Facilities Administration Building 4400 University Drive – MSN 1E4 Fairfax, Virginia 22030-4444

Date: 18 February 2020

From: Michele Kelly Contracts Specialist, VCCO Tele: 703.993.4019


Addendum No. 2 is being issued to provide all proposers with additional Pre-Submittal Meeting Information.

Proposers must acknowledge receipt of Addendum No. 2 with their proposal submission. Proposal submission duedate is 31 March 2020 @ 2:00 pm.


Acknowledgment Date

_______________________________________________ _____________________Signature Date

_______________________________________________Company


30 April 2020



Facilities Administration 4400 University Drive - MSN 1E4

Fairfax, VA 22030-4444Tele: 703-993-2520



George Mason University Contracts DepartmentFacilities Administration Building 4400 University Drive – MSN 1E4Fairfax, Virginia 22030-4444

Date: 10 March 2020

From: Michele Kelly Contracts Specialist, VCCO Tele: 703.993.4019


The following modifications shall be made to the bid documents dated 4 February 2020 for the Conceptual RFP of the IDIA building PPEA development, project 247-18482.

a) IDIA Pre-Submittal Sign-In Sheetsb) IDIA Final Pre-Submittal Presentation dated 24 February 2020c) IDIA Pre-Submittal Meeting Video dated 24 February 2020 – Follow Link –

https://app.e-builder.net/public/publicLanding.aspx?QS=964233d0fc134c39a69ddb2bbcb10766d) Additional Proposers Questions with Responses received on or before 10 March 2020e) Arlington Original Floor Plans FP01, FP02, FP03 & FP04f) Arlington Site Plan C.07.1 dated 15 September 2011

Clarifications:

The requirement of V.B. 1. b. to include a conceptual design, which includes height, massing, typical floorplan(s), and ability to accommodate parking still applies; however, the evaluation criteria noted in VII. E. 2. a.will not relate to the conceptual design. The conceptual design included as part of the RFP response will notbe a part of the evaluation criteria.

Proposers must acknowledge receipt of Addendum No. 3 with their proposal submission. Proposal submission due date is 31 March 2020 @ 2:00 pm.


Acknowledgement Date

Signature Date

Company

30 April 2020




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Fairfax, VA 22030-4444Tele: 703-993-2520



George Mason University Contracts Department Facilities Administration Building4400 University Drive – MSN 1E4 Fairfax, Virginia 22030-4444

Date: 19 March 2020

From: Michele Kelly Contracts Specialist, VCCOTele: 703.993.4019


The following modifications shall be made to the bid documents dated 4 February 2020 for the Conceptual RFP of the IDIA building PPEA development, Project 247-18482-PPEA.

Modifications:

The Anticipated Procurement Schedule noted in the Conceptual RFP has been revised as follows: April 30th at 2:00pm: Conceptual RFP Submission Deadline. June 16th: Shortlist Notification July 2020: Detailed RFP Issuance July 2020: Site Visits of Shortlisted Developer Projects October 2020: Detailed RFP Submission October 2020: Shortlisted Developer Interviews November 2020 – April 2021: Negotiations with Selected Developer

The requirement of the Conceptual RFP V. B 1) b. to provide a proposal conceptual design, which includes height, massing, typical floor plan(s), and ability to accommodate parking is hereby removed.

These changes are made as a result of the current impacts of the COVID-19 outbreak.

Proposers must acknowledge receipt of Addendum No. 4 with their proposal submission. Proposal submission due date has been revised to 30 April 2020 @ 2:00 pm.




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Acknowledgment Date

_______________________________________________ _____________________Signature Date

_______________________________________________CompanyBuchanan | Rooney JV

30 April 2020




Fairfax, VA 22030-4444Tele: 703-993-2520


1

ADDENDUM NO. 5Project No. 247-18482-PPEA Project: Conceptual RFP - IDIA

George Mason UniversityContracts Department Facilities Administration Building 4400 University Drive – MSN 1E4 Fairfax, Virginia 22030-4444

Date: 08 April 2020

From: Michele Kelly,Contracts Specialist, VCCO Tele: 703.993.4019


The following modifications shall be made to the bid documents dated 04 February 2020 for the Conceptual RFP of the IDIA building PPEA development, project 247-18482.

Modifications:

The requirement of the Conceptual RFP V. C. to

Provide a preliminary Project Financing Plan which includes a narrative and a Microsoft Excel financialmodel with unlocked formulas that addresses:

a. Milestones during construction;b. Plan and pro forma for the development financing and operation of the Project;c. Preliminary sources and uses of funds, including any anticipated debt and equity;d. Clearly identified major financial assumptions; ande. If any local, state, or federal resources are contemplated to be used, these must explicitly be outlined

in the Plan and in the accompanying narrative. Such inclusion of funds shall not be assumed to beguaranteed by the Commonwealth or University.

is hereby removed. The evaluation criteria noted in VII. E. 3. a. will no longer be included.

The requirement of the Conceptual RFP V. A. 3) e. is changed to the following: “Identify and provide anexplanation of any failed projects within the past twelve (12) years.”

The requirement of the Conceptual RFP V. A. 3) is appended to include the following additional language:

h. In a narrative, please explain how COVID 19 may impact the financial capacity of key principalmembers of the Proposer or Proposing firm by addressing the following:i. how current market conditions impact the financing strategy of projects;ii. the Proposing firm’s ability to provide equity for projects;iii. potential lender capacity and requirements;iv. project’s ability to achieve financial close;v. the Proposing firm’s liquidity position;vi. the Proposing firm’s plans to manage cash flow;




Fairfax, VA 22030-4444Tele: 703-993-2520


2

vii. the Proposing firm’s steps taken to mitigate negative impacts (e.g. workforce limitations or supplychain issue) during the present circumstances;

viii. and the steps taken to manage the impacts of the 2008 financial crisis.

The requirement of the Conceptual RFP IX. B. 1. That fifteen (15) bound copies must be submitted is herebyremoved. Directions for electronic submission of the proposal will be sent in a forthcoming addendum nolater than 17 April 2020.

These changes are made as a result of the current impacts of the Covid-19 outbreak.

Clarifications:

Any individual experience gained outside of the proposing firm can be included in the proposal submission but will only be considered for the individual.

Proposers must acknowledge receipt of Addendum No. 5 with their proposal submission. Proposal submission due date is 30 April 2020 @ 2:00 pm.


Acknowledgment Date

_______________________________________________ _____________________Signature Date

_______________________________________________Company


30 April 2020



1


Fairfax, VA 22030-4444Tele: 703-993-2520



George Mason University Contracts DepartmentFacilities Administration Building 4400 University Drive – MSN 1E4 Fairfax, Virginia 22030-4444

Date: 16 April 2020 From: Michele Kelly Contracts Specialist, VCCOTele: 703.993.4019


The following modifications shall be made to the biddocumentsdated 04 February 2020 for the Conceptual RFP of theIDIA building PPEA development,Project 247-18482-PPEA.

Modifications:

In accordance with Executive Order No. 51 dated 23 March 2020, Proposal will be received electronicallythrough Mason’s Construction Management Software Program, e-Builder using the Bidding Portal. The linkbelow will provide guidelines on how to register through the bidding portal:

https://gmufacilities.freshdesk.com/support/solutions/articles/33000234600-e-builder-bidding-portal-

In addition to registering using the bidding portal, all proposers will be required to submit one complete copyof their proposals in PDF format utilizing the link below:

https://bidders.e-builder.net/landing?bidpackageid=8cc37a95-f783-4753-9f65-9b1c4d972b32

Bookmarks within the electronic proposal submission are encouraged for major sections.

Please be aware that ability to upload will only be available until 2:00 pm on 30 April 2020. Submissions willnot be accepted by other means.

Clarifications:

Electronic signatures will be allowable in lieu of wet signatures.






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Fairfax, VA 22030-4444Tele: 703-993-2520


Acknowledgment Date

Signature Date

CompanyBuchanan | Rooney JV

30 April 2020




Fairfax, VA 22030-4444 Tele: 703-993-2520


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ADDENDUM NO. 7 Project No. 247-18482-PPEA Project: Conceptual RFP - IDIA

George Mason University Contracts Department Facilities Administration Building 4400 University Drive – MSN 1E4 Fairfax, Virginia 22030-4444

Date: 28 April 2020 From: Michele Kelly Contracts Specialist, VCCO Tele: 703.993.4019


The following modifications shall be made to the bid documents dated 04 February 2020 for the Conceptual RFP of the IDIA building PPEA development, Project 247-18482-PPEA.

Modifications:

• The previous addendum requested that all proposers submit one (1) complete copy of their proposals. This

direction did not take into consideration any information that might be considered confidential. In light of this, two files may be uploaded if necessary. Please clearly mark the file that is confidential. Please also understand that the confidential information will be stored on a cloud-based server but only individuals with credentials will be able to access. To allow for multiple file uploads, Mason had to create a cost section within the electronic bid submission (STEP 1 – Bid Form) which all proposers will be required to enter “0” within the Total Cost section of the Response Form; see below. Once this has been entered, the system will allow the proposer to upload multiple files within the STEP 2 – Response Documents Section. Refer to snapshot below:

Clarifications:

• Please be aware that ability to upload will only be available until 2:00 pm on 30 April 2020. Submissions will not be accepted by other means.

• Electronic signatures will be allowable in lieu of wet signatures.




Fairfax, VA 22030-4444 Tele: 703-993-2520


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• Please also not that the proposal submission will be shared with the local jurisdiction, Arlington County.




Acknowledgment Date

Signature Date

Company


30 April 2020

INSTITUTE FOR DIGITAL INNOVATION ARLINGTON CAMPUS

Documents

Transcript of INSTITUTE FOR DIGITAL INNOVATION ARLINGTON CAMPUS