Public-Private Partnerships for Colleges and Universities

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VASCUPP
2013 Convention
Virginia Beach, Virginia
Public-Private Partnerships
for
Colleges
and
Hancock Geriatric Treatment
Center
at
Loudoun
CountyUniversities
Government Center
Houston Independent Schools
Houston, TX
Eastern State Hospital, Williamsburg, VA
Leesburg, VA
Centenary College, Founders Hall
Hackettstown, NJ
Adult Mental Health Treatment Center at
Eastern State Hospital, Williamsburg, VA
John D. Keegan, P.E. – Vice President
Gilbane Development Company
September 25, 2013
Rhode Island School of Design
Providence, RI
Something to keep in mind about PPPs…

A “vision” – the seed of any PPP – is nothing unless it’s…

Supported – There needs to be a “champion” behind the PPP!

Articulated – Precisely what is that you want/need to achieve and why?

Shared – Equally understood and embraced by both/all partners.

Sustained – “Durable” enough to survive, even if/as stakeholders change.
What are some common misconceptions about PPPs?

Not a replacement for traditional procurement methods.
Simply “another tool in the tool box” that encourages creativity,
helping define problem statements and craft corresponding
business solutions (beyond just “bricks and mortar”).

Need not exist only when private-sector financing is involved.
Consider as means of overcoming common project constraints:

Time – Achieve faster delivery (can be 25% to 50% sooner),
critical for meeting internally or externally-driven deadlines.

Dollars – Reduce cost through efficiencies gained by
turnkey/streamlined delivery.

Staff – Overcome human resource constraints (privatizing “noncore” operations, if need be).

Risk – Outsource to achieve appropriate allocation/balance of
risk among project partners.
What if private-sector financing is involved?

If private-sector financing is involved, candidate project must:

Have dedicated revenue stream associated with it;

Involve some sort of in-kind exchange, such as surplus land for private
development;

Provide opportunity for tax-increment financing (or similar); and/or,

Provide opportunity to “monetize” existing assets of public sector partner
(for example, sale-leaseback transactions).
How can you benefit from PPPs?

Balance program objectives with resource realities,
promoting creative solutions through bundled
delivery.

Increase flexibility and speed of delivery,
overcoming constraints borne of traditional
procurement process.

Take more strategic approach toward debt
management and planning of capital projects,
mitigating construction/operating cost escalation and
preserving borrowing capacity for core facilities.
CASE STUDY – PPEA
George Mason University – Manassas, Virginia
Upper Level Student Housing
Scope = Design / Build / Furnish / Finance:

152-bed, 105,000 SF on-campus
apartment-style housing and retail.

Ground lease from University to 501(c)(3)
Foundation and building lease vice-versa.

Tax-exempt and taxable debt issued
through Prince William County Industrial
Development Authority.

Retail leasing, financing, fit-out, and
management by Gilbane Development Co.
CASE STUDY – PPEA
George Mason University – Manassas, Virginia
Life Sciences Lab Building
Scope = Design / Build / Furnish / Finance:

75,000 SF on-campus life sciences lab building.

Ground lease from University to 501(c)(3)
Foundation and building lease vice-versa.

Tax-exempt and taxable debt issued through
Prince William County Industrial Development
Authority.

“Incubator Space” on 3rd Floor.
CASE STUDY – PPEA
Hancock Geriatric Treatment Center – Williamsburg, Virginia
Scope = Design / Build / Furnish / Interim Finance:
 Driver: Reduce delivery timeline from ~8 to ~2 years to meet CMMS requirements.
 150-bed, 115,000 SF psychiatric intermediate care facility specializing in geriatric patients.
 Replaces five buildings with one.
 Incorporates latest advances in evidence-based design for psychiatric facilities.
 Winner of NCPPP’s Innovation Award.
 Featured in Behavioral Healthcare magazine.
CASE STUDY – PPEA
Adult Mental Health Treatment Center – Williamsburg, Virginia
Scope = Design / Build / Furnish / Interim Finance:
 Driver: Consolidate campus from ~400 to ~80 acres to create surplus acreage ($) to benefit patient initiatives.
 150-bed, 188,000 SF psychiatric intermediate care facility specializing in adult patients.
 Replaces nine buildings with one.
 Embraces “House, Neighborhood, Downtown” patient treatment model.
 Featured in Behavioral Healthcare magazine.
CASE STUDY – PPEA
Virginia Center for Behavioral Rehabilitation – Burkeville, Virginia
Scope = Design / Build / Furnish / Interim Finance:
 Driver: Satisfy requirements of civil commitment legislation.
 Phase 1 = 100 beds, 100,000 SF.
 Phase 2 = 200 beds, 80,000 SF.
 30-month turnkey delivery of both phases (8 months early).
 Few facilities of this type exist, even at national level.
 Started with development feasibility study.
CASE STUDY
8½ Canal – Richmond, Virginia
Scope = Design / Build / Furnish /
Finance / Own / Operate:

540-bed, 160-unit, 285,000 SF
apartment-style student housing.

Referral agreement from VCU.

Fully-furnished apartments
(including flat screen TVs) plus
lounges, fitness center, courtyards,
200-car garage, etc.

Every bedroom has private
bathroom.

15-month delivery from land closing
to student occupancy.

VCU’s needs met without
committing its own capital.

www.8onehalfcanal.com
CASE STUDY
1200 West Marshall – Richmond, Virginia
Scope = Design / Build / Furnish /
Finance / Own / Operate:

406-bed, 136-unit, 260,000 SF
apartment-style student housing.

Referral agreement from VCU.

Fully-furnished apartments
(including flat screen TVs) plus
lounges, fitness center, courtyards,
200-car garage, etc.

Every bedroom has private
bathroom.

Includes adaptive reuse of historic
building and partial tax abatement.

VCU’s needs met without
committing its own capital.

www.1200westmarshall.com
CASE STUDY
College Town – University of Rochester
Scope = Design / Build / Finance /
Own / Operate:

Mixed-use development at “front
door” to University of Rochester.

110,000 SF of street-level retail and
restaurants (including Barnes &
Noble and Constantino's Market),
50,000 SF of Class A office space,
155,000 SF of residential space,
136-room Hilton Garden Inn, and
1,600-space parking garage.

Support university’s mission,
strengthen surrounding
neighborhoods, increase tax
revenue, and create jobs.

U of R’s needs met without
committing its own capital.

www.collegetownrochester.com
CASE STUDY
Garrett College – McHenry, Maryland
Scope = Design / Build / Furnish / Finance:

Development feasibility study (dovetailed with findings of independent market study).

126-bed apartment-style residence hall (delivered 11 months from agreement to occupancy).

100 on-campus parking spaces.

Co-developer agreements regarding off-campus sewer and water extensions to site.

Ground lease from College to 501(c)(3) Foundation and building lease vice-versa.

Tax-exempt debt issued through Maryland Economic Development Corporation (MEDCO).
CASE STUDY
Garrett College – McHenry, Maryland
CASE STUDY
Centenary College – Hackettstown, New Jersey
Scope = Design / Build / Furnish / Interim Finance:

Two 126-bed apartment-style residence halls.

44,000 SF renovated/expanded recreation center.

Significant off-campus road/park infrastructure (development proffers).

439 parking spaces (4,000 LF of 4’ diameter underground storm water detention).

Real estate consulting services in negotiating conditional permitted use ordinance.

Predevelopment services for 70,000 SF student center and 26,000 SF “virtual lab.”
Bennett-Smith Hall
Lackland Center
Reeves Center
Founders Hall
CASE STUDY
Centenary College – Hackettstown, New Jersey
Original
New / Proposed
CASE STUDY
Rhode Island School of Design – Providence, Rhode Island
Scope = Operating (Master) Lease with Purchase Option:
 1031 exchange of Fairfax, Virginia asset
 Acquisition of B of A (formerly Fleet Bank) assets:
 1912 – 12 stories, 350,000 SF (historic)
 1973 – 28 stories, 370,000 SF
 Common lobby and HVAC/sprinkler systems
 Adaptive reuse of 1912 building for RISD:
 Retire 100-year ground lease
 Integrate shared access and utility easements
 Consolidate office uses into 1973 building
 Create living-learning center:
 Library and museum: Floors 1 & 2
 Student housing: Floors 3 - 11
 Student union (food service): Floor 12
 20-year operating lease (options to 50 years)
 Distinct windows for purchase options:
 Converted taxable to tax-exempt debt
CASE STUDY
Loudoun County Government Center – Leesburg, Virginia
Scope = Design / Build / Furnish / Finance:

158,000 SF, five-story government center
including administrative headquarters and
418-car garage.

Scattered operations consolidated in two
locations and capitalized using tax-exempt
bonds, creating ~$1 million in annual
savings (~$22 million over lease term).

County outsourced financing, design,
development and construction risk,
realizing significant savings.

Project-specific 501(c)(3) ownership entity
established by Gilbane.

Site master planned to accommodate
future expansion.
VASCUPP
2013 Convention
Virginia Beach, Virginia
Public-Private Partnerships
for
Colleges
and
Hancock Geriatric Treatment
Center
at
Loudoun
CountyUniversities
Government Center
Houston Independent Schools
Houston, TX
Eastern State Hospital, Williamsburg, VA
Leesburg, VA
John D. Keegan, P.E. – Vice President
Gilbane Development Company
[email protected] www.gilbaneco.com/development
Rhode Island School of Design
Providence, RI
Centenary College, Founders Hall
Hackettstown, NJ
(703) 752-8588
Adult Mental Health Treatment Center at
Eastern State Hospital, Williamsburg, VA
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