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Accra, Ghana: Presentation to Office of Building Operations and Bureau of African Affairs on New Embassy Requirements 01172002

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Raymond Maxwell
Raymond Maxwell

Embassy Accra is seeking to consolidate its operations onto one site for improved security and efficiency. Currently, embassy sections and US government agencies are scattered across six locations throughout Accra, with the farthest sites over 15 minutes apart depending on traffic. The document discusses the history of how operations became decentralized and presents options for consolidating facilities in the short and long-term. It prioritizes relocating all operations to an existing suitable site, such as the Desert property, to address operational, administrative, and security concerns, as well as future growth.

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1 Embassy Accra welcomes OBO General Williams and staff to Accra, Ghana - the Gateway to West Africa
2 Vision Statement ? Mission in transition. Embassy Accra is making the migration from a mid-sized post to a full-scale regional embassy hub concurrent with the emergence of Ghana as a stable, democratic regional leader in West Africa and with the growth of USG interests in the sub-region. ? Co-location is the objective. Our vision and our long-term direction is no less than the co- location of all USG agencies on one site, to achieve needed economies of scale in security and operational efficiency.
Our present configuration…… USG agencies and Embassy sections in Accra
4 GSO COMPOUND RUSHMOREBUDFIELD GSO/CONSULAR/INS USAIDPUBLIC AFFAIRS CHANCERY 3.2 miles 1.2 miles 2.3 miles 3.3 miles 2.2 miles PEACE CORPS 3.4 miles MARINE HOUSE 4.2 miles
5 Various GO/LTL/STL Properties Government-owned, LTL, and STL non-residential properties are spread out over a fifteen square mile area. Most sites can be reached by car from the chancery within 10 to 15 minutes, depending on traffic conditions. Principal Mission facilities are located at the following sites: Main Chancery GSO/Consular/INS Annex USAID Rushmore Warehouse Compound Peace Corps Budfield Public Affairs Desert Other Government-owned facilities include the EMR and theOther Government-owned facilities include the EMR and the DCMR.DCMR.
6 Today’s Situation ? Embassy operations are decentralized, scattered between the chancery and five office locations in Accra. ? Natural tensions which may exist between USG agencies and between sections within the Embassy are exacerbated by the geographical separation. ? Post management must hold daily and weekly meetings between Embassy sections and USG agencies to offset separation and poor communication links.
7 How Did We Get Here? ? As with most diplomatic missions in the region, in the beginning all agencies were co-located. ? Over time, mission expansion dictated the need for additional facilities. ? In the absence of long-term planning and security constraints (pre-Inman), the mission spread out to various locations throughout the city. ? Recent security considerations and the need for operational efficiency point to the advantages of returning to co-location.
8 Goals and Objectives ? Operational efficiency ? Adequate oversight of multi-million dollar programs ? Communications between USG agencies ? Security for all personnel ? Adequate setback for all facilities ? Enhanced access control for all facilities ? Long-range planning for Program expansion ? Expansion of CAA space requirements
9 Our Chancery Vital statistics ? LTL, $110,000 per year ? Office space: 10,387 sq. ft. net ? Tenants: STATE, ICASS, DAO, USDA, 77 employees ? Setback deficiencies: no setback on sides and in rear
10 Chancery from across the street
11 Additional Chancery offices in rear ? CLO and Public Cashier to the rightCLO and Public Cashier to the right ? B&F and Health Unit in the backB&F and Health Unit in the back
12 Additional Chancery offices on side RADIO SHOP, MAIL ROOM, PROGRAM FSN OFFICE INFORMATION SYSTEMS SHOP
13 Chancery next-door neighbors RIGHT SIDE LEFT SIDE RIGHT SIDE BACK
Public Affairs Vital statistics ? LTL, $82,000 per year. ? Office space: 9,410 sq. ft. net. ? Tenants: PA, IBB/VOA, FCS, State Program and ICASS, 28 employees. ?Setback deficiencies: no setback in rear or on sides.
15 Public Affairs PUBLIC AFFAIRS OFFICES, PRINT SHOP INFORMATION RESOURCE CENTER, FCS OFFICES
16 Public Affairs from the street Public affairs from street Front gate
17 GSO/Consular Annex Vital statistics ? LTL, $5.32 per year (leased in Cedis when 1 Cedi = 1 USD) ? Office space: 3,810 sq. ft. ? Tenants: NIV, IV, ACS, GSO sections, 48 employees ? Setback deficiencies: no setback. Street closed to vehicular traffic on consular side.
18 GSO/Consular Annex
19 INS Offices and GSO Warehouse STL, 6,300 SQ. FT., $28,800 PER YEAR
20 Rushmore Maintenance/Warehouse Compound Vital Statistics ? Two adjacent properties: no setback. Rushmore A: STL, $38,000 per year: 12,000 sq. ft. offices, warehouses, shops. Rushmore B: STL, $48,000 per year: 43,000 sq. ft. warehouses, shops, parking. ? 120 employees on maintenance and warehouse staffs. ? Setback deficiencies: no setback.
21 Rushmore Offices - STL
22 Scenes from Rushmore
23 Rushmore warehouses and shops 3-story apt bldg. under construction
Desert Stats: 4.5 acres, LTL
25 Desert - Judges Quarters
26 Desert POTENTIAL SITE FOR GSO MAINTENANCE/WAREHOUSE COMPOUND
27 Scenes from Desert
28 GOIL Property – Viewed from Desert PARTIALLY SEPARATES DESERT FROM BUDFIELD
29 Budfield ? Eight acres of land – 50 year lease with two renewable options. ? Presently contains staff housing (apartments), TDY housing units and recreation facilities (tennis court, swimming pool, soccer field, baseball/softball field). ? Could conceivably serve as site for NOB, preserving housing units and swimming pool and relocating other recreational facilities.
30 Budfield Aerial photo DESERT GOIL AREA AVAILABLE FOR NOB 100 ft. setback from each wall 2.25 acres 98K sq. ft.
31 Scenes from Budfield PARKING LOT AND TENNIS COURT STAFF APARTMENTS TDY APARTMENTS BUDFIELD POOL
32 USAID Vital Statistics ? LTL, $58,000 per year ? 18,484 sq. ft. net, 108 employees ? Narrow alley entry from street poses significant bottleneck threat ? Setback deficiencies: no setback on sides or rear
33 Scenes from USAID
34 Official residences
35 EMR
36 DCMR
Recommending a Strategy
38 Immediate requirements ? Chancery electrical review/upgrade ? Chancery/Annex space survey ? DCMR bathrooms rehabilitation ? OBO lease waiver approval for Rushmore warehouses ? OBO approval for enclosure of consulate waiting area
39 Mid-term Objectives 2003-2004 ? Interim solution - co-location of all administrative sections. ? Completion of space renovations recommended by space and electrical reviews. ? Replacement of EMR and DCMR furniture as needed. ? Long-term lease for alternate Rushmore facility.
40 Available Options – short to mid-term Move all administrative functions out of chancery to free up space for expanding CAA/Program tenants. ? Concentrate Administrative sections at Annex Advantage: improved operational efficiency Disadvantages: Annex lease concerns; zero setback ? Transfer all Admin and GSO functions to NOB at Desert Advantages: improved operational efficiency, better CCC Disadvantage: Admin NOB costs could postpone Mission NOB ? Move all Admin to preexisting apt. buildings at Budfield Advantage: buildings rule out need for new construction Disadvantage: cancels out approved project to rehab Budfield apts
41 Long-term Objective Co-location on already available site addresses and resolves: ? operational and administrative concerns, ? security considerations, and ? long-term growth projections
42 Recommendations in order of priority ? Move Accra up the NOB list. Accra has a site and needs an NOB. Admin and consular have formal regional responsibilities. Other offices/agencies also have regional responsibilities, i.e., INS, RCO, and USAID. Once the airport expansion project is completed, it is expected that Accra will grow as a regional transportation hub and other offices/agencies with regional responsibilities will want to relocate here. ? Consolidate all administrative sections. Move all administrative functions to a single site, freeing up chancery space for projected CAA/Program expansion. Satisfy immediate chancery prerequisites for expansion: i.e., space survey, electrical upgrade.
43 Embassy Accra appreciates your visit to Accra, Ghana - the Gateway to West Africa
44
45 More Vital Statistics
46 Annual Facility leasing costs ? Chancery ? Public Affairs ? USAID ? GSO/Consular ? INS/EXP ? Rushmore A ? Rushmore B ? TOTAL $111,000 82,000 58,000 5 28,800 38,000 48,000 $365,805
47 Total space requirements (sq. ft. net) FACILITYFACILITY SQ. FT. NETSQ. FT. NET SQ.FT. PER PERSONSQ.FT. PER PERSON Chancery USAID Public Affairs INS Consular/GSO DAO (projected) Growth (15%) TOTAL 10,386 18,484 9,410 3,150 3,810 3,000 7,236 55,476 135 171 336 630 79 333 na
48 Residential housing vital stats ? No. of rental units: 37 ? No. of Government-owned units: 3 ? Average annual lease cost/unit: $25,113.00 ? Average annual utilities cost/unit: $350.00 ? Average security cost/residence: $7,200.00
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Accra, Ghana: Presentation to Office of Building Operations and Bureau of African Affairs on New Embassy Requirements 01172002

  • 1. 1 Embassy Accra welcomes OBO General Williams and staff to Accra, Ghana - the Gateway to West Africa
  • 2. 2 Vision Statement ? Mission in transition. Embassy Accra is making the migration from a mid-sized post to a full-scale regional embassy hub concurrent with the emergence of Ghana as a stable, democratic regional leader in West Africa and with the growth of USG interests in the sub-region. ? Co-location is the objective. Our vision and our long-term direction is no less than the co- location of all USG agencies on one site, to achieve needed economies of scale in security and operational efficiency.
  • 3. Our present configuration…… USG agencies and Embassy sections in Accra
  • 4. 4 GSO COMPOUND RUSHMOREBUDFIELD GSO/CONSULAR/INS USAIDPUBLIC AFFAIRS CHANCERY 3.2 miles 1.2 miles 2.3 miles 3.3 miles 2.2 miles PEACE CORPS 3.4 miles MARINE HOUSE 4.2 miles
  • 5. 5 Various GO/LTL/STL Properties Government-owned, LTL, and STL non-residential properties are spread out over a fifteen square mile area. Most sites can be reached by car from the chancery within 10 to 15 minutes, depending on traffic conditions. Principal Mission facilities are located at the following sites: Main Chancery GSO/Consular/INS Annex USAID Rushmore Warehouse Compound Peace Corps Budfield Public Affairs Desert Other Government-owned facilities include the EMR and theOther Government-owned facilities include the EMR and the DCMR.DCMR.
  • 6. 6 Today’s Situation ? Embassy operations are decentralized, scattered between the chancery and five office locations in Accra. ? Natural tensions which may exist between USG agencies and between sections within the Embassy are exacerbated by the geographical separation. ? Post management must hold daily and weekly meetings between Embassy sections and USG agencies to offset separation and poor communication links.
  • 7. 7 How Did We Get Here? ? As with most diplomatic missions in the region, in the beginning all agencies were co-located. ? Over time, mission expansion dictated the need for additional facilities. ? In the absence of long-term planning and security constraints (pre-Inman), the mission spread out to various locations throughout the city. ? Recent security considerations and the need for operational efficiency point to the advantages of returning to co-location.
  • 8. 8 Goals and Objectives ? Operational efficiency ? Adequate oversight of multi-million dollar programs ? Communications between USG agencies ? Security for all personnel ? Adequate setback for all facilities ? Enhanced access control for all facilities ? Long-range planning for Program expansion ? Expansion of CAA space requirements
  • 9. 9 Our Chancery Vital statistics ? LTL, $110,000 per year ? Office space: 10,387 sq. ft. net ? Tenants: STATE, ICASS, DAO, USDA, 77 employees ? Setback deficiencies: no setback on sides and in rear
  • 11. 11 Additional Chancery offices in rear ? CLO and Public Cashier to the rightCLO and Public Cashier to the right ? B&F and Health Unit in the backB&F and Health Unit in the back
  • 12. 12 Additional Chancery offices on side RADIO SHOP, MAIL ROOM, PROGRAM FSN OFFICE INFORMATION SYSTEMS SHOP
  • 13. 13 Chancery next-door neighbors RIGHT SIDE LEFT SIDE RIGHT SIDE BACK
  • 14. Public Affairs Vital statistics ? LTL, $82,000 per year. ? Office space: 9,410 sq. ft. net. ? Tenants: PA, IBB/VOA, FCS, State Program and ICASS, 28 employees. ?Setback deficiencies: no setback in rear or on sides.
  • 15. 15 Public Affairs PUBLIC AFFAIRS OFFICES, PRINT SHOP INFORMATION RESOURCE CENTER, FCS OFFICES
  • 16. 16 Public Affairs from the street Public affairs from street Front gate
  • 17. 17 GSO/Consular Annex Vital statistics ? LTL, $5.32 per year (leased in Cedis when 1 Cedi = 1 USD) ? Office space: 3,810 sq. ft. ? Tenants: NIV, IV, ACS, GSO sections, 48 employees ? Setback deficiencies: no setback. Street closed to vehicular traffic on consular side.
  • 19. 19 INS Offices and GSO Warehouse STL, 6,300 SQ. FT., $28,800 PER YEAR
  • 20. 20 Rushmore Maintenance/Warehouse Compound Vital Statistics ? Two adjacent properties: no setback. Rushmore A: STL, $38,000 per year: 12,000 sq. ft. offices, warehouses, shops. Rushmore B: STL, $48,000 per year: 43,000 sq. ft. warehouses, shops, parking. ? 120 employees on maintenance and warehouse staffs. ? Setback deficiencies: no setback.
  • 23. 23 Rushmore warehouses and shops 3-story apt bldg. under construction
  • 25. 25 Desert - Judges Quarters
  • 26. 26 Desert POTENTIAL SITE FOR GSO MAINTENANCE/WAREHOUSE COMPOUND
  • 28. 28 GOIL Property – Viewed from Desert PARTIALLY SEPARATES DESERT FROM BUDFIELD
  • 29. 29 Budfield ? Eight acres of land – 50 year lease with two renewable options. ? Presently contains staff housing (apartments), TDY housing units and recreation facilities (tennis court, swimming pool, soccer field, baseball/softball field). ? Could conceivably serve as site for NOB, preserving housing units and swimming pool and relocating other recreational facilities.
  • 30. 30 Budfield Aerial photo DESERT GOIL AREA AVAILABLE FOR NOB 100 ft. setback from each wall 2.25 acres 98K sq. ft.
  • 31. 31 Scenes from Budfield PARKING LOT AND TENNIS COURT STAFF APARTMENTS TDY APARTMENTS BUDFIELD POOL
  • 32. 32 USAID Vital Statistics ? LTL, $58,000 per year ? 18,484 sq. ft. net, 108 employees ? Narrow alley entry from street poses significant bottleneck threat ? Setback deficiencies: no setback on sides or rear
  • 38. 38 Immediate requirements ? Chancery electrical review/upgrade ? Chancery/Annex space survey ? DCMR bathrooms rehabilitation ? OBO lease waiver approval for Rushmore warehouses ? OBO approval for enclosure of consulate waiting area
  • 39. 39 Mid-term Objectives 2003-2004 ? Interim solution - co-location of all administrative sections. ? Completion of space renovations recommended by space and electrical reviews. ? Replacement of EMR and DCMR furniture as needed. ? Long-term lease for alternate Rushmore facility.
  • 40. 40 Available Options – short to mid-term Move all administrative functions out of chancery to free up space for expanding CAA/Program tenants. ? Concentrate Administrative sections at Annex Advantage: improved operational efficiency Disadvantages: Annex lease concerns; zero setback ? Transfer all Admin and GSO functions to NOB at Desert Advantages: improved operational efficiency, better CCC Disadvantage: Admin NOB costs could postpone Mission NOB ? Move all Admin to preexisting apt. buildings at Budfield Advantage: buildings rule out need for new construction Disadvantage: cancels out approved project to rehab Budfield apts
  • 41. 41 Long-term Objective Co-location on already available site addresses and resolves: ? operational and administrative concerns, ? security considerations, and ? long-term growth projections
  • 42. 42 Recommendations in order of priority ? Move Accra up the NOB list. Accra has a site and needs an NOB. Admin and consular have formal regional responsibilities. Other offices/agencies also have regional responsibilities, i.e., INS, RCO, and USAID. Once the airport expansion project is completed, it is expected that Accra will grow as a regional transportation hub and other offices/agencies with regional responsibilities will want to relocate here. ? Consolidate all administrative sections. Move all administrative functions to a single site, freeing up chancery space for projected CAA/Program expansion. Satisfy immediate chancery prerequisites for expansion: i.e., space survey, electrical upgrade.
  • 43. 43 Embassy Accra appreciates your visit to Accra, Ghana - the Gateway to West Africa
  • 44. 44
  • 46. 46 Annual Facility leasing costs ? Chancery ? Public Affairs ? USAID ? GSO/Consular ? INS/EXP ? Rushmore A ? Rushmore B ? TOTAL $111,000 82,000 58,000 5 28,800 38,000 48,000 $365,805
  • 47. 47 Total space requirements (sq. ft. net) FACILITYFACILITY SQ. FT. NETSQ. FT. NET SQ.FT. PER PERSONSQ.FT. PER PERSON Chancery USAID Public Affairs INS Consular/GSO DAO (projected) Growth (15%) TOTAL 10,386 18,484 9,410 3,150 3,810 3,000 7,236 55,476 135 171 336 630 79 333 na
  • 48. 48 Residential housing vital stats ? No. of rental units: 37 ? No. of Government-owned units: 3 ? Average annual lease cost/unit: $25,113.00 ? Average annual utilities cost/unit: $350.00 ? Average security cost/residence: $7,200.00
  • 49. 49