RESIDENTIAL COMMUNITIES INITIATIVE

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RESIDENTIAL COMMUNITIES INITIATIVE TAX
INCENTIVES FOR DEVELOPING HISTORIC PROPERTIES
CONFERENCE April 14, 2000 Don Spigelmyer Deputy
Director, RCI Program
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TOPICS

• Background
• Goal and Program Objectives
• Principals and Strategy
• Process
• Success Factors

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ARMY'S CURRENT FAMILY HOUSING SITUATION

• THE ARMY'S HOUSING SITUATION IS ACUTE
• Chronic underfunding -- 6 Billion
  revitalization backlog
• Inadequate conditions -- 78 need renovation or
  replacement
• Substantial housing deficit -- over 10,000
  houses
• WE HAVE A 3-PRONGED APPROACH TO PROBLEM
• 1. Increased MILCON by over 250M over next 5
  years
• 2. Use BAH
• 3. Emphasize Privatization through Residential
  Communities Initiative (RCI)

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ARMY'S CURRENT FAMILY HOUSING CONDITION
Source Assistant Chief of Staff for
Installation Management
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RCI PROCESS -- LEGISLATIVE AUTHORITIES
The Army's housing situation requires an active
strategy that combines new authorities under
MHPI legislation with Military Construction
funding

NEW FINANCIAL AUTHORITIES Direct loans
at below market rates Mortgage guarantees
against base closures or downsizing Ground
leases and development rights Subsidize rent
if required for financial feasibility Invest
in development entities (e.g., limited
partnerships, etc.) OTHER NEW AUTHORITIES
Use local market standards Build ancillary
neighborhood facilities

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HOUSING GOAL / RCI PROGRAM OBJECTIVES
GOAL Eliminate inadequate housing
by 2010 RCI PROGRAM OBJECTIVES
Improve neighborhoods / communities
Integrate "4Es" Entrepreneurship, Experience,
Efficiency, Expertise Source private
capital "Do more with less"
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RCI STRATEGY
Streamline the procurement process Attract
"best - in - class" developers as
partners Leverage government assets and
soldiers' housing allowances Engage Army
leadership Implement pilot program --
institutionalize template
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RCI "PARADIGM SHIFT"
FROM TO Housing production
Community development Builder
Developer RFP RFQ
Contractor Partner Piecemeal
Comprehensive
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RFQ PROCESS -- SELECTION
Developer Selection Based Upon Qualifications

• Focus on breadth / depth of relevant
  experiences
• Performance in relevant past projects
• Overall vision/ strategy/approach
• Ability to structure/arrange/manage financing
• Ability to field a qualified, experienced team
• General financial plan / expected profit /
  sources
• of capital
• Past / proposed use

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RCI PROCESS -- CDMP DEVELOPMENT
CDMP developed jointly by Army and Developer
Development Plan Financial Plan
Transactional Instruments Operations,
Maintenance, and Property Management Plan
Planning process involves key stakeholders
Army (IE / ACSIM / Installations / MACOMS)
Residents Local community
(Business Government) Investors /
Lenders Coordinate approval of plan with
Congress Implement plan
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RCI PROCESS--STRUCTURE

• ARMY SME SUPPORT TEAM
• Inst RCI Project Mgr - Team Ldr
• Contracting
• Analyst
• Legal
• Personnel
• Resource Management
• Consultants
• Master Planning
• Housing
• Quality Assurance
• Real Estate
• Environment

• SENIOR ARMY LEADERSHIP TEAM
• ASA(IE)
• ACSIM
• COE
• OGC
• RCI
• MACOM CG
• INST CDR

• ARMY PLANNING TEAM
• Inst RCI Prj Mgr -Tm Ldr
• Army RCI Rep
• MACOM RCI Rep
• Consultant
• Has full delegated authority

• DEVELOPER SME SUPPORT TEAM
• Dev Proj Mgr Team Leader
• Law
• Risk Mgmt.
• Taxes
• Investment Banking
• Accounting
• Modeling
• Planning
• Construction
• Property Mgmt.
• Quality Control

• SENIOR DEVELOPER
• TEAM
• Legal
• Financial
• Services

DEVELOPER PLANNING TEAM
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RCI PROGRAM -- SCOPE SUMMARY
FAMILY
ANNUAL
HOUSING
REVENUE
TOTAL ARMY
OCCUPANCY
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SOLICITATION
INVENTORY
STREAM
INSTALLATION
POPULATION
RATE
(Millions)
(Units)
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Sep 99
Ft. Carson, CO
1,823
15.0
16,745
94.7
3
5,482
Ft. Hood, TX
97.6
Aug 99
38.4
45,870
3
3,589
Ft. Lewis, WA
97.0
29.6
16,800
Dec 99
3
12,761
2,862
26.2
Apr 00
Ft.
Meade, MD
84.6
1 On-post and off-post family population
averages 62 of total does not include military
retirees in area 2 Fort Carson Contract Award 3
RFQs for Forts Hood, Lewis and Meade
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RCI PROGRAM KEY SUCCESS FACTORS
To succeed, the RCI program must meet 6 key
success factors
Rapid renovation of existing housing
Reduced housing deficit Improved
neighborhood facilities No "out-of-pocket"
cost to soldier Reduced total Government
costs Institutionalize process
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RCI is about Soldiers and their Families...
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FORT CARSON HOUSING TYPES
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