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Competition Watch

Commonwealth Competition Council, P. O. Box 1475, Richmond, VA 23218 Vol. 4, No. 3 September 1999
 
 

Council Elects New Chairman and Vice Chairman

At the June 23, 1999 meeting of the Commonwealth Competition Council, Senator Emmett W. Hanger, Jr. was elected chairman of the Council replacing Otis L. Brown whose term expired on June 30th.  Mr. Brown had served as chairman since the Council was created in 1995 and received a certificate of appreciation from the Council for his devoted service to the Commonwealth.  Dr. Earl H. McClenney, Jr., was elected vice chairman replacing Senator Walter A. Stosch who will continue serving on the Council.
 
 

Public-Private Partnerships

Key Elements of Federal Building and Facility Partnerships

In the June 1999 issue of Competition Watch, a significant section of the newsletter was devoted to how government officials can structure and negotiate public-private partnerships from strength.  The feature column in this issue discusses the results of the U.S. General Accounting Office (GAO) report of six federal public-private partnerships.
 
 

The preamble of the report states that:

"As federal agencies find themselves under budgetary constraints with increasing demands to improve service, the importance of making the most effective use of capital assets grows.  To do this, federally-owned buildings and land should be strategically acquired, managed, and disposed of so that the taxpayers' return on the investment is maximized.  To maximize returns on buildings and facilities, federal agencies are increasingly interested in managing them in a more businesslike manner, including exploring the formation of partnerships through contracts or agreements between the federal government and the private sector."
The GAO was asked to identify the key elements of partnerships between the federal government and the private sector that were formed to help the government acquire and operate federal real estate and facilities more efficiently and effectively.

The report describes the key elements and related experiences from six federal partnerships representing three agencies:

  • The National Park Service within the Department of Interior.
  • The Department of Veterans Affairs.

  •  
  • The U.S. Postal Service.
Although each of the projects tailored its efforts to address its specific needs and environments, there were elements common among the projects that appeared to be key to their implementation.
 
 

Key Elements of Public-Private Partnerships

The GAO found the following common elements among the projects that appeared to be key to their implementation:

Catalyst for Change

Governmentwide management reforms, as well as fiscal and community pressures, compelled the agencies to look for new ways to effectively manage their buildings and facilities.  In the agencies reviewed, those factors led them to consider partnerships as one way to better manage certain properties.

Implementation

Statutory basis
  • Congress enacted project-specific or broader legislation to permit the agencies to (1) enter into partnerships and (2) use for their missions the revenues that the partnerships would provide. 
Detailed business plansa
  •  Agencies prepared business plans that addressed market conditions, public and private responsibilities, and project financing in order to make informed partnership decisions and to protect the government's interests.
Organizational structure
  • Agencies established organizational structures and acquired expertise to interact with private sector partners.
Stakeholder support
  • Agencies had the support of the local community and other stakeholders to reach partnership implementation.


 
 

 

a Business plans may identify issues that require legislative action.

Source: GAO analysis of selected federal building and facility public-private partnerships.
 
 
 



The Public-Private Partnerships Studied by GAO
 
 
Projects and Related Agencies
Type 1
Brief Project Descriptions
Reported Results
Department of the Interior
National Park Service

1. Fort Mason Foundation, San Francisco, CA, 1976, extended in 1984.

2. Thoreau Center at the Presidio, San Francisco, CA, 1995


 

1. Cooperate agreement to 
develop/operate (20 years)
 

2. Lease/develop/operate 
(55 years)

These two urban parks were once military bases and contain many historic but deteriorating structures.  In each instance, the Park Service contracted with a private sector partner to obtain funding to restore historic structures while keeping the park in public use. The partners rent the restored structures to nonprofit tenants.
 
 
The nine buildings and two piers that make up the Fort Mason Complex have been fully renovated and maintained at minimal cost to the Park Service. The cumulative cost to renovate and improve is $16.5 million, with the government's portion at $3.5 million and the Foundation portion at $13 million. The Park Service also receives $170,000 annually in rent and fees from leases at the Thoreau Center.
Department of Veterans Affairs

3. VA Regional Office, Houston, TX, 1993

4. Cold Spring Medical Facility,
Indianapolis, IN, 1995
 
 
 
 
 
 
 
 
 
 


 

3. Design/build/operate 
(35 years) 

4. Lease/develop/operate 
(35 years)
 
 
 
 
 
 
 
 
 
 
 


VA used statutory authority to enter into revenue-generating leases for both projects. In Texas, a private developer constructed a VA regional office building on VA's medical campus.  The developer constructed buildings on the land and rents space to commercial tenants.  In Indiana, the state leased underutilized land and facilities from VA to use as a psychiatric care facility.  The leasing revenue that VA receives from both sites is used to fund veterans programs.
 
 
 

VA officials reported that the leasing arrangement reduced the time needed to structure and execute the Houston development and resulted in significant cost savings over VA's design and development of the property by itself.  VA should save an additional $10 million in operating costs over the term of the lease and receives $75,000 annually from revenues of the commercial development.

As fair consideration for Cold Spring Medical facility, Indiana provided VA with both monetary and "in-kind" consideration with a value of $15.64 million.

U.S. Postal Service

5. Grand Central Station Post Office, New York, NY, 1987
 

6. Rincon Center Post Office, San Francisco, CA, 1985
 
 
 

5. Lease/develop/operate 
(99 years)
 

6. Lease/develop/operate
(65 years)
 

In both cities, the Postal Service owned an outdated, historic building in a highly desirable downtown location.  It leased each property to private developers who built a commercial building adjacent to and/or on top of the historic structure.  The Postal Service earns revenue from its lease with the developer, and the developer earns revenue from renting out commercial space in the new and historic buildings. Till June 2002, the ground rent is about $6 million annually for the Postal Service. In June 2002 rent for the building jumps to $10.4 million for the next five years with additional increases over the remaining life of the lease.

The rental of the Rincon property is $4.5 million annually and the Postal Service also retains a 14,000 square-foot facility on the site for a post office. 

1 Refer to the Council's "Privatization/Competition Manual" for definitions and examples of alternative financing mechanisms.
 
 

Crime Takes a Hit From Privatization

Virginia is the first state to contract with a private laboratory by awarding a $9 million, three-year contract to Bode Technology Group, based in Northern Virginia, to analyze DNA collected from blood samples.

Before privatization, Virginia had a backlog of 200,000 blood samples that needed to be analyzed. With Bode Technology the backlog is estimated to be eliminated within three years.

In the first 10 months of privatization, as many crimes were solved as had been solved in the state program's first five years. Bode Technology uses a new testing process which allows profiling on much smaller pieces of DNA. While the cost of privatization is substantial, the ultimate savings cannot be calculated. The head of the Division of Forensic Science is quoted as saying that "if you prevent future crimes, that saves countless dollars to law enforcement."
 
 

ESOPs - What's In It for Them and ME?

With the Commonwealth Competition Council now offering training on the basic elements of employee stock ownership plans (ESOPs), the following article from the National Center of Employee Ownership is an indication of the value of employee ownership as an effective concept in government privatization programs.

More and more companies are turning to ownership to lure employees at all levels. Low Inflation and global competition make it difficult to attract and retain people just with cash, so companies are looking to employee ownership as an attractive addition to compensation.

Employees are taking note of the employee ownership phenomenon and are asking for more ownership. While stock options have received the most press, employee stock ownership plans (ESOPs) actually cover more employees and, in general, provide benefits equal to or sometimes greater than most stock option plans.

ESOP companies and their employee owners share significant tax advantages. If a company is willing to share ownership, it will get and keep better employees who will work more effectively and help the company make more money which in turn increases the value of employee owner ESOP accounts. The evidence shows that when companies share ownership, and treat employees like owners, they do make more money, so that everyone can come out ahead.

Anyone interested in learning more about ESOPs can call the Council at (804) 786-0240 to schedule a training session.
 
 

...... And Speaking of ESOPs

The most sweeping employee ownership legislation written since the establishment of ESOPs was recently introduced in the U.S. House of Representatives. The legislation is H.R. 1462, "The Employee Ownership Act of 1999."

The bill's goal would be for 30 percent of America's corporations to be owned and controlled by their employees by 2010 and would establish a new category of business, the Employee-Owned and Controlled Corporation, or EOCC.


"PRIVATIZATION  IS  A  TOOL  THAT  CAN  HELP  PUBLIC  OFFICIALS PROVIDE  ESSENTIAL  SERVICES  IN  A  COST-EFFECTIVE MANNER.  INTRODUCING  COMPETITION  AND  PRIVATIZATION  TO  GOVERNMENT SERVICES  REQUIRES  REAL  COST  INFORMATION.   PRIVATIZATION INCREASES  COMPETITION  AND  COMPETITION  INCREASES PRODUCTIVITY."




 
 
COMPETITION WATCH
Published quarterly by the 
Commonwealth Competition Council 
P. O. Box 1475, Richmond, VA 23218-1475 
Senator Emmett W. Hanger, Jr., Chairman 

(804) 786-0240 or FAX (804) 786-1594

E-mail: competition@state.va.us 

World Wide Web Site at: http://www.vipnet.org/ccc 
Information appearing in this newsletter is gathered from various sources.
The Commonwealth Competition Council does not attest to the accuracy or authenticity of the information provided.

The Commonwealth Competition Council is an independent state council 

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