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Watervliet Arsenal Industry Forum


WVA Physical Attributes and EUL Opportunity ... Adjourn. Thank you for attending. Watervliet Arsenal Industry Forum. September 11, 2008 ... – PowerPoint PPT presentation

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Title: Watervliet Arsenal Industry Forum

Enhanced Use LeaseIndustry ForumWatervliet
Arsenal, NY
IntroductionsLibby KavoulakisThe Metis Group LLC
Welcome to Watervliet ArsenalEd McCarthy, Deputy
to the Commander, Watervliet Arsenal
Watervliet Arsenal
  • Over 200 years of service to support the
  • Americas Oldest and Newest manufacturing
  • Produces high-tech/high-power weaponry
  • Completed a ten year 350 million renovation
    program in 1992.
  • Watervliet Arsenal is one of the most
    sophisticated, automated heavy manufacturing and
    machining centers to be found anywhere -- private
    or public sectors.

WVA- A great location
  • Accustomed to tenancy at the Arsenal
  • 18 civilian tenant organizations
  • Co-location with Benet Labs, with 250 scientists
    and technical personnel
  • Hartchcom Corporation, precision coating and
    surfacing operation for Arsenal and private
  • Unique national resource
  • One of the most extensive metals processing
    facilities in the entire northeast is located at
    Watervliet Arsenal.
  • Now, with federal legislation allowing the
    arsenal to participate in commercial contracts,
    this unique national resource can be shared with
    the non-government community.
  • Secured, but not a closed installation

EUL Win/Win/Win
  • All parties win with this EUL opportunity
  • Arsenal maximize the efficiency of the
  • Local Community job creation potential
  • Developer unique opportunities inherent from the

Welcome to Watervliet, NYThe Honorable Michael
ManningMayor of Watervliet, New York
Community Profile
  • Physical
  • Area 1.4 square miles
  • 10,202 population (2000 Census)
  • 5,000 housing units
  • 200 small and mid-size businesses
  • Location
  • Located in the Heart of the Capital Region
  • Six miles north of state capital of Albany and 20
    minutes to the Saratoga Region and Schenectady
  • Located at the confluence of the Hudson and
    Mohawk Rivers and served by the Interstate
    Highway System and a Rail System
  • Demographics
  • A community of middle income, middle class
    working families the majority of whom commute to
  • Median family income 33,000 (1999), median age
    35.1 yrs

Watervliet Arsenal Industry Forum September 11,
Community Profile
  • Work Force
  • Classification breakdown as follows private wage
    salary workers 3,632 or 72 government
    workers 1,215 or 24 self-employed 228 or 4
  • Development
  • Watervliet is an older community, first settled
    in the 1600s, with much of the commercial
    district removed by construction of I-787
  • The total land area is approx 900 acres with the
    Arsenal facility making up 17
  • 98 of all land in the city is already developed
  • 57 acres (6 of all land in the city) identified
    for EUL is the only chance for significant
    commercial development

Watervliet Arsenal Industry Forum September 11,
Convenience of Watervliet
Montreal 216 mi
Manchester 60 mi
Adirondack Park 70 mi
  • On or near major and secondary N-S and E-W
  • Convenient routes to major cities and attractions
    (see map)
  • Supported by CDTA
  • Albany Airport - 7 miles
  • Amtrak Rail Station - 8 miles
  • Other urban or suburban communities with 20 miles
    in all directions

Buffalo 292 mi
20 mi radius
Boston 173 mi
NYC 162 mi
Watervliet Arsenal Industry Forum September 11,
Arsenal City Past
  • The Arsenal has been part of the fabric of this
    community for over 200 years
  • Watervliet community has always supported the
    WVAs mission dating back to the War of 1812
  • The rich history this cannon facility and the
    community have shared has seen many changes
  • During the last 20 years there has been a marked
    decline in cannon manufacturing activity and
    subsequently the economic impact of the Arsenal
    has declined in Watervliet and the region.

Watervliet Arsenal Industry Forum September 11,
Arsenal City Present
  • The 2004 Comprehensive Economic Development
    Strategy Study by the CDRPC noted that the
    Watervliet Arsenal was at 15 of industrial
  • The arsenal facility still is a viable and
    substantial industrial entity that is currently
    embracing change to adjust to the needs and
    mission of the 21st century
  • A need to develop an industrial hybrid facility
    that blends private commercial and high tech
    development with the ongoing mission of the US

Watervliet Arsenal Industry Forum September 11,
Arsenal City - Future
  • The City of Watervliet supports the EUL Project
  • The obvious reasons include the increase in
    commercial and high tech business opportunities
    for the Arsenal
  • A growing and vital arsenal facility has second
    and third level benefits to the community
  • It provides more opportunity to current and
    future Watervliet businesses to grow
  • Housing needs of persons associated with a
    growing Arsenal business community helps benefit
    our neighborhoods and housing stock as it is
    improved and enhanced
  • Employment opportunities for city residents
  • Tax support to the city helps all taxpayers in
    the community and provides a municipal economy
    that is stable and growing

Watervliet Arsenal Industry Forum September 11,
Paving the Way For EUL
  • The City has been preparing for this opportunity
  • Initiated the inclusion of the Arsenal in the NYS
    Empire Zone program.
  • Included the Arsenal in the Local Waterfront
    Revitalization Program (LWRP) Planning
  • Maximized eligibility for NYS and Federal grants
    for improvements to streets and infrastructure as
    well as housing rehabilitation
  • Initiated participation of companies in the
    Arsenal in NYS Economic Development grants
  • Investing tens of MM in water and sewer system
    rehabilitation and reconstruction

Watervliet Arsenal Industry Forum September 11,
City Support Structure
  • Watervliet provides the following services to
    residents businesses
  • Paid professional police department
  • Paid full time professional fire, paramedic and
  • Water treatment distribution
  • Refuse Recyclable Collection
  • Street cleaning snow plowing

Watervliet Arsenal Industry Forum September 11,
Pledge of Support
  • The main focus of my administration is
    revitalizing the community
  • The robust industrial nature of the Watervliet
    Arsenal, both the traditional military
    manufacturing and the new private commercial
    industrial, is a key to the revitalization effort
    for private and commercial segments of the
  • This EUL program will receive all the support
    from City of Watervliet that is required to make
    it a success

Watervliet Arsenal Industry Forum September 11,
WAV Physical Attributes and EUL OpportunityEd
McCarthyDeputy to the Commander, Watervliet
Arsenal History
  • Founded 1813 (War of 1812)
  • Products Leather Goods, Carriages Shot
  • Longest continually running GOGO Facility
  • Nation Gun Factory 1887 Act of Congress

WVA Vision Statement
  • Our vision is to serve our Nation by remaining
    the worlds premier manufacturer of cannon and
    mortars. To do this we must
  • Invest in our people in order to sustain the
    vitality of our workforce and develop our leaders
  • Invest in our plant by maintaining capital
    equipment and by acquiring new technologies
  • Improve our competitive edge by being more
    efficient, effective and responsive, while
    developing new sources of revenue 

We will maintain a command climate that
recognizes the value of all team members by
fostering open communication, and demanding and
recognizing excellence, while developing
solutions at the lowest level.
One of a kind facilities
  • Unique processes

History is preserved
  • In 1966 the Department of Interior, National Park
    Service, declared WVA to be a National Historic
  • The Landmark designation defined WVA as a
    Historic District.

Fiber OpticCommercial Telecom Capabilities
  • Both TW Telecom and Verizon have on site MUXs
    (Multiplexer )

Watervliet Arsenals Environmental Profile
  • WVAs Environmental Office is responsible for and
    manages 17 compliance Programs which are
    regulated by the EPA, New York State Department
    of Environmental Conservation, and Army
  • Examples
  • Hazardous material
  • Hazardous waste
  • Air management
  • Noise management
  • Asbestos management

  • The Arsenal is a Closed Post with one entry
  • all employees will be issued an Arsenal
    identification badge and must display it whenever
    on the Arsenal
  • identification check is required each time you
    enter the Arsenal
  • all vehicles are subject to being searched
  • must adhere to all Arsenal security, traffic, and
    parking regulations
  • prospective bidders can propose an alternate gate
  • Foreign National employees and visitors
    require special processing and approvals before
    being allowed on the installation.
  • Construction must comply with UFC 4-010-01
    and UFC 4-010-02, DoD Minimum Antiterrorism
    Standards for Buildings. The standards apply to
    new and existing buildings, and can be
    triggered by
  • new construction
  • renovations
  • conversion of use
  • glazing projects
  • additions

Benet LaboratoriesLee BennettBenet Laboratories
Introduction to Benet Laboratories
  • Technology Driven. Warfighter Focused.
  • Initiatives include Lean Sigma Six and Black
    Belts/Green Belts
  • Malcolm Baldrige National Quality Award
  • 2007 Award Recipient
  • ISO 9001 2000 Certified
  • Initial certification in 1998
  • Recertified annually by outside audit
  • Earned Value Management
  • Industry/Government expansion of CS2

Human capital resources
  • Benet workforce of 265 employees
  • 83 percent technical personnel
  • 55 percent scientist and engineers
  • 42 percent with advanced degrees
  • 10 percent with PhDs
  • Disciplines

Relationship to Dept. of Army
Department of Army
Tank-Automotive and Armaments Command (Warren, MI)
Research, Development and Engineering
Command (Aberdeen, MD)
Army Materiel Command
Armament Research, Development and Engineering
Center (Dover, NJ)
Weapons Software Engineering Center (Dover, NJ)
Watervliet Arsenal (Watervliet, NY)
Benet Laboratories Watervliet, NY- Dover, NJ
Large caliber armament competency
  • Large caliber weapons cradle to grave
  • Provides advanced armament by
  • Maintaining a strong technology base
  • Conducting development/ product improvement
  • Supporting production/fielding

Core competencies
  • Armament designs
  • Artillery, tank and mortar systems
  • Munitions handling and control mechanisms
  • Turret/cab components, mounts recoil mechanisms
  • Manufacturing technologies
  • Process, material and producability
  • Armament technologies
  • Fatigue and fracture of material
  • Modeling and simulation
  • Performance coatings
  • Advanced materials/composites
  • Advanced prototyping
  • Prototype processes from materials to tooling
  • RDA hardware generation via matrix with
    Watervliet Arsenal

Four business divisions
  • Armament technologies division
  • Provides basic and applied research to the Armys
    big guns
  • Large caliber armament design division
  • Provides design/development, modeling,
    engineering analysis and test evaluation of
    mortars, direct fire and artillery weapons
  • Direct fire armament division
  • Manage and execute the design, development,
    integration, test and evaluation, life cycle
    engineering and sustainability of combat vehicle
  • Launcher productibility sustainment division
  • Plan, direct, control and manage all phases

A snapshot of Benet Laboratories
Future technology initiatives
  • Technology transfer mechanisms are broadly
  • Cooperative research and development agreements
  • Educational partnership agreements
  • Partnership intermediary
  • Test agreements
  • 100 agreements

  • Watervliet Arsenal has been a beneficial location
    for Benet Labs
  • Favorable business climate
  • Presence in buildings throughout Arsenal,
    including within the EUL areas
  • Collaboration with Watervliet Arsenal, tenants
    and local industry

BreakPlease return to your seats by 1100
Market Overviews Jay BrownAlvarez Marsal
Albany Region Overview
  • Capital District
  • Four counties
  • Albany, Rensselaer, Saratoga, Schenectady
  • Eight cities
  • Albany, Cohoes, Watervliet, Troy, Rensselaer,
    Saratoga Springs, Mechanicville, Schenectady
  • Numerous towns and villages
  • Population of 876,000 in MSA

Internal Transportation
  • Seven bridges and network of state and county
    roads supports highly mobile work force
  • About equal number of workers commute out of the
    county they live in as work in the same county
    they live in
  • Average commute time is 22.3 minutes

External Transportation
  • Highways
  • NY State Thruway connects region to NYC,
    Massachusetts Turnpike (I-90) and western NY
  • The Northway (I-87) links region to Montreal
  • I-88 provides access to Pennsylvania
  • Air
  • Albany International Airport served by seven
    carriers and six commuter lines
  • Port
  • Deep water port of Albany/Rensselaer accessible
    year-round, 124 miles from New York City
  • Canal System connects region to Great Lakes
  • Rail
  • Amtrak, CSX and CP Rail provide passenger and
    intermodal freight service to Northeast,
    Mid-Atlantic and Canada

  • Verizon
  • 45,000 miles of fiber optic cable and 100
    digital switching installed in region

Market Reach
  • Thirty-five of top 100 retail markets within
    overnight trucking distance from region
  • Access to 132 million consumers
  • Total personal income of 1.4 trillion
  • 51 of US/Canada retail sales
  • 55 of US/Canada manufacturing facilities
  • 56 of US/Canada skilled workers
  • 60 of US/Canada manufactured products

Population Projections
  • Population projected to grow 2-4 per decade
  • Albany, largest county, growing 1-3 per decade
  • Saratoga, highest growth rate of 5-9 per decade

Source Capital District Regional Planning
  • Compared to nation and state, region is
  • Better educated (39 of adults have college

Source US Census Bureau
Labor Pool
  • Region has large and stable labor pool
  • Economic restructuring of past decade replaced
    lost manufacturing jobs with financial and
    service jobs
  • Highest concentration in professional, white
    collar occupations

Source US Census Bureau
  • Unemployment rate below state and slightly below
    national average

Source US Census Bureau
Tech Valley
  • New Yorks Capital Region and Hudson Valley
  • Home to over 1,000 technology companies with
    50,000 employees
  • Builds on base of long-standing technology
    companies and research universities
  • Rensselaer Technology Park, university-affiliated,
    1,250 acres, 2,200 employees, 50 tenants
  • Institute for Nanoelectronics Discovery and
    Exploration located at Center of Excellence in
    Nanoelectronics at University of Albany
  • RPI, SUNY Albany and Union Incubator Programs
    provide technology and resources for start-up

Research Development
  • RD significant component of regional economy
  • General Electric Research Development Center
  • Center for Environmental Sciences Technology
  • Wadsworth Laboratories
  • Schenectady Chemicals
  • Environment One Corp
  • Intermagnetics General
  • Albany International
  • Knolls Atomic Power Laboratory
  • Benet Laboratories at Watervliet Arsenal
  • Kenneth Kesserling Site Kesserling Atomic Power
  • New York State Health Department Laboratories
  • Albany NanoTech

Colleges and Universities
  • Over 113,000 students enrolled in regions 23
    universities, colleges and community colleges
  • RPI, Union College, Skidmore College, Siena
    College, Excelsior College
  • University at Albany, SUNY
  • SUNY Empire State College
  • Hudson Valley Community College

Economic Development Opportunities
  • Counties, cities and towns support economic
  • Albany County Industrial Development Agency
  • Public financial assistance
  • Industrial Development Bonds
  • Community Development Block Grants
  • Local Development Corporations
  • Albany County Local Development Corporation
  • State Economic Development Agencies
  • Empire State Development
  • New York State Science Technology Foundation

Economic Development Opportunities
  • Regions downward trends of past have recently
  • After declining for the past two decades,
    manufacturing employment has been steady
  • State cut-backs have reduced dependence on
    government employment
  • Decline in population in CBDs (Albany, Troy,
    Schnectady) has bottomed out

Economic Development Opportunities
  • Regions upward trends reveal areas of economic
  • Rebirth of manufacturing with increasing
    formation of smaller establishments creation of
    industry clusters
  • Expansions in other sectors services, trade and
    finance more than outweigh manufacturing
    employment losses
  • Growth in number of industrial and technology
    parks, and business incubators

Economic Development Opportunities
  • Ten Business Incubators in Capital District
  • Watervliet Innovation Center is a
    state-of-the-art technology and business
    accelerator focused on promoting the rapid growth
    of homeland security, national security and
    defense technology companies housed within the
    Watervliet Arsenal

Source techvalley.org
Market Opportunities
  • Real estate market overview
  • New York Capital District real estate market
    mirrors national real estate market with general
  • Office market downturn mitigated by regions
    state and federal presence
  • Industrial market in equilibrium as modern
    facilities replace obsolete and inefficient

Source CBRE
Market Opportunities
  • Office market
  • Total inventory of 28.8 M SF
  • 6.1 M SF in downtown Albany
  • 4.3 M SF in cities of Saratoga, Schnectady, Troy,
    Glens Falls
  • 18.4 M SF in suburbs
  • Vacancy rate 10.4 (3.0 M SF available)
  • 2.0 M SF in suburbs (vacancy 11.0)
  • Lease rates from 8.00 to 25.00/SF
  • From 10.00 to 25.00/SF in suburbs
  • From 12.00 to 20.50/SF Class A
  • From 10.00 to 25.00/SF Class B
  • From 10.00 to 17.00/SF Class C

Source CBRE
Market Opportunities
  • Office market (cont.)
  • Albany CBD in slowdown
  • Other office markets stabilized due to tech or
    government sector strength
  • Construction minimal
  • Only build-to-suit or pre-leased buildings
  • Rents rising due to rising energy and
    construction costs

Market Opportunities
  • Industrial market
  • Total inventory of 59.8 M SF
  • 23.5 M SF in Albany
  • Vacancy rate 8.7 (5.2 M SF available)
  • 2.2 M SF in Albany (vacancy 9.75)
  • Lease rates from 3.25 to 7.50/SF
  • From 4.00 to 7.50/SF in Albany
  • Low end for Class B space
  • High end for new buildings

Source CBRE
Market Opportunities
  • Industrial market (cont.)
  • Net absorption flat
  • New construction on build-to-suit basis
  • Plant closings add older industrial buildings to
    vacancy that are obsolete or being demolished
  • Space demand
  • Third part logistics companies
  • Rail-served buildings
  • Alternative fuel sites
  • green buildings
  • Small buildings (30,000-50,000 SF)
  • High bay warehouse (20,000-50,000 SF)

Source CBRE
Market Opportunities
  • Industrial market (cont.)
  • Improved industrial site prices are rising
  • 90,000 to 160,000 per acre
  • Sweeping changes to municipal master plans will
    affect supply of available industrial zoned sites
  • Land values in shovel-ready parks rise as
    developers seek to limit costs/timeframes of
    unimproved sites
  • Forecast upward pricing pressure on approved sites

Market Opportunities
  • Almost 1,000 acres of commercial land is on the
  • For lot sizes gt 5 acres, average price is 34,000
    to 52,000 per acre

Source CBRE Loopnet
  • Regions key assets
  • Good geographic location
  • Excellent transportation linkages road, air,
    rail, and water
  • Educated and highly skilled labor force
  • Top-quality educational institutions
  • Strong commitment to economic development by
    state local governments
  • Tech Valley initiative

LunchServed at the back of our meeting room
EUL ProgramBob PennUSACE- Baltimore District
What is Enhanced Use Leasing?
  • Enhanced Use Leasing is a tool in the militarys
    arsenal providing an alternative to traditional
    approaches of acquiring, constructing or
    upgrading facilities
  • Leverages DoD assets that are currently
    available, but not excess to the Militarys needs
  • The Military receives rent in the form of cash or
    in-kind services, no-less-than FMV of asset

Enhanced Use Leasing
  • Title 10 USC 2667 gives Military Departments
    authority to
  • Enter into long-term or short-term leases,
    providing greater flexibility for facility reuse
  • Lease land and/or buildings
  • Receive income on leased property, which can be
    used to fund other new construction and does not
    have to be invested in the leased property

Why Does Military Lease?
  • Off-set declining Operation Maintenance budgets
  • Attract tenants who are synergistic with the
    missions of installations
  • Avoid cost of maintaining or razing old buildings
  • Free-up space for increased or new missions

How Does Military Lease?
  • Competitive (Advertising) Process
  • Source Selection Process
  • Negotiation Process

Benefits of EUL for Private Sector
The promise of win-win dealings rarely looked so
achievable -- EUL developer quote
  • Market Rate Returns Developer captures market
    rates of return on design, construction,
    maintenance, leasing and property management
  • Long-Term Relationship Ground lease for assets
    is up to 50 years and agreements with end users
    is frequently 20 years or more
  • Efficient Developer Selection Process Approach
    is to minimize time and effort of bringing a
    development entity on board to perform work

What Does the Deal Look Like?
  • Military Goal Maximize land rent by mirroring a
    private sector transaction
  • Developer Teams
  • Think Real Estate!

Overview of the Solicitation Process
  • Description of Solicitation Plan
  • Overview of Evaluation Criteria
  • Overview of Evaluation Process
  • Lessons Learned for NOL Application Submittal

Description of Solicitation Plan
1. Prepare draft NOL and issue pre-solicitation
6. Partnering session with Government and
2. Solicit industry interest and conduct
Industry Forum
7. Developer creates Leasing Mgt Plan for
Government review
3. Finalize NOL and issue to Offerors
8. Government reviews and edits Leasing Mgt
4. Receive and evaluate proposals
9. Developer and Government sign lease
5. Determine competitive range/select Successful
Overview of Evaluation Criteria
Overview of Evaluation Criteria
Each Factor Receives Factor Rating
Overview of Evaluation Criteria
And Factor Risk Rating
Evaluation Process Overview
  • Meet due date and page limitation compliance
  • Check of all financial and project references
  • Dun and Bradstreet (include number or current
    report in submission)
  • Current name and contact points for references
  • Source Selection Executive Board (SSEB)
  • Oral presentations
  • Prepare now advance schedule notice may be less
    than a week
  • Award notification
  • Memorandum of Agreement with selected developer
  • Debriefs to all submitting groups

Lessons Learned NOL Application
  • Include all required information and requested
    data asked for in the solicitation. When in
  • Review submittal for compliance with all
    requirements including page limitations and font
    size. Pages exceeding page count limitations
    will be excluded.
  • Be specific when describing past performance and
    experiences (i.e. clear descriptions of projects
    completed). The evaluation team should not have
    to interpret proposal submittal!
  • Acceptable to include company brochures and
    websites as background, however no guarantee they
    will be evaluated.

Lessons Learned NOL Application (contd)
  • Be prepared for oral presentations
  • Put best foot forward during this stage . dont
    expect another bite at the apple
  • Army wants world-class development and expects a
    world-class developer to supply it!
  • NOL draft and final version downloadable from web
    at http//eul.army.mil/watervliet/documents.htm

Watervliet Arsenal EUL Contacts
Panel Questions AnswersAll participantsPlease
proceed to the microphone
AdjournmentThank you for attending the
Watervliet Arsenal Enhanced Use Lease Industry
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