Tyndall EUL RFI Update 20200615.pdf

Solicitation Number: AFCEC20R0002 Notice Type: Request for Information

Response Date: 30 Jul 2020 Special Notice

Classification Code: 99 ‐ Miscellaneous

Primary NAICS codes include:

236220 – Commercial and Institutional Building Construction; 531190 – Lessors of Other Real Estate

Property; 531120 – Real Estate Investment Trusts; 531312 – Commercial Real Estate Management;

541330 – Engineering Services; 236210 – Industrial Building Construction; Other Communications

Equipment Manufacturing; 336411 – Aircraft Manufacturing; 493110 – General Warehousing and

Storage; 221114 – Electric Power Generation, Solar; 237990 – Other Heavy and Civil Engineering

Construction; 813312 – Environment, Conservation and Wildlife; 221310 – Water Treatment Plants

Synopsis:

This is a Request for Information (RFI). This RFI shall not be construed as a Request for Proposal (RFP), a lease solicitation, or as an obligation on the part of the Government. The Government does not intend to select or qualify proposals or lease offers on the basis of this RFI or otherwise pay for information obtained via this RFI or in response to this notice.

The Government is performing market research to assess private and/or public sector interest in optimizing the value of underutilized, non‐excess real estate property parcels (approximately 3,400 acres) located on Tyndall Air Force Base (AFB) (illustrated in Appendix A). This market research supports the Government’s notional requirement to optimize the value of this property in accordance with

Executive Order 13327, Federal Real Property Asset Management and Enhanced Use Lease (EUL) authorities and processes. An EUL is a non‐Federal Acquisition Regulation (FAR) real estate transaction executed in accordance with 10 USC § 2667. No basis for claim against the Government shall arise as a result of a response to this RFI.

Interested entities should address all questions in the questionnaire below and demonstrate their ability to execute the following Government’s notional requirements.

Government’s Notional Requirements:

1. The Air Force seeks to lease portions of approximately 3,400 acres of land (as further illustrated in Appendix A) for the purpose of financing, permitting, developing, constructing and operating non‐federal, commercial facilities to satisfy non‐federal market needs.

General site analysis information is provided at Appendix B. Potentially acceptable commercial uses for the available acreage include: master planned mixed‐use development with hotels, restaurants, retail, recreational and office space; manufacturing; warehousing and storage; power generation; and conservation easements (executed using different outgrant authorities). Other potential uses may be considered.

2. The proposed lessee shall design, develop and operate the project in a manner that is compatible with Government uses on land located adjacent to the Leased Premises;

3. The project shall be compatible with the Force Protection and Anti‐Terrorism requirements of Tyndall AFB;

4. The proposed lessee shall deliver consideration to the Government in an amount not less than the fair market value of the Government's leasehold interest in the Leased Premises;

5. Cash or a combination of cash and in‐kind consideration consistent with 10 USC 2667 is the preferred/acceptable consideration for the proposed lease;

6. The Leased Premises will be leased “as‐is/where‐is” without any warranties, representations or guarantees, either expressed or implied, of any kind, nature or type whatsoever, from or on behalf of the Government. Wetland mitigation may be required. Cultural resources exist, to include cemeteries and Native American Tribes archeological sites that may require consultations and mitigations. The Government is leasing the Leased Land subject to both recorded and unrecorded third party property interests in the Project;

7. The lessee (at their sole expense) shall be responsible for ensuring compliance with all applicable federal and state environmental laws and regulations. Environmental Analysis will be completed in accordance with National Environmental Policy Act;

8. The Lease Term shall be the minimal period necessary to support the financing of the Project or other development considerations, but in no event shall the Lease Term exceed 50 years;

9. The Project shall comply with the requirements of 10 USC § 2667(b) (6), that is, if the proposed development activities on the Leased Premises will, as determined by the

Government, provide merchandise or services in direct competition with “covered entities”

(as such term is defined in 10 USC § 2667), the lessee must either provide covered entities with (i) the right to operate a community support facility or provide community support services, or (ii) equitable compensation in lieu of the operation of such a facility or the provision of such services;

10. The Government requires that all debt financing be in place for a simultaneous financial and Lease closing, and the Air Force will not subsidize the development, construction, or operation of any improvements and does not warrant the availability of tenants or a commercial need for any commercial improvements;

11. To satisfy its portfolio management responsibilities, the Government requires the lessee to provide certain financial information on a periodic basis; and

12. Other terms and conditions resulting from this and other market research.

Sources Sought Questions:

1. What is the name of the public or private organization or business interested in developing the available parcel(s) on Tyndall AFB? What type of entity is it (i.e. Corporation, LLC, Joint‐Venture, State, County or City Governmental or Quasi‐Governmental entity, etc.)?

Briefly describe the business, holdings, market‐share, etc.

2. What is the business physical and web site address?

3. Who are your points of contact? Include name, position, telephone number, and email address for all listed.

4. What is your anticipated highest and best use (technology and/or conceptual development plan) for the available property?

5. Why are you suggesting that specific technology and/or conceptual development plan?

6. Which of the 6 available parcels are you most interested in, and why?

7. Which of the 6 available parcels are you least interested in, and why?

8. How much acreage do you anticipate needing for your development concept?

9. Do you have current and relevant EUL experience or comparable commercial and/or mixed‐ use development experience?

10. Is a site visit needed in order for you to develop a conceptual framework and master plan for the site?

11. Are there any parcels “not” identified as EUL Sites 1 ‐ 6 you believe are needed to develop a comprehensive master plan?

12. How did you first hear about this Request for Information? (Government website, Google or other internet browser, Linked‐In, Twitter, press release, news outlet, national/local trade newsletter or magazine, commercial brokerage firm, referral, other?) Please be specific.

Interested entities should submit their questionnaire (Sources Sought) responses via email to linda.carter.5@us.af.mil and jacklyn.crews_pujol@us.af.mil no later than 5:00 PM Central Time on 30

Jul 2020. Microsoft Word or Adobe Systems Portable Document Format (PDF) e‐mail attachments not exceeding ten (8.5 inches x 11 inches) pages (five pages if printed two‐sided) and 10 Megabyte total are acceptable. Facsimile submissions will not be accepted. Cover letters and extraneous materials

(brochures, pamphlets, etc.) will not be considered. The Government will analyze all of the submitted information and determine among other things: the probability of realizing the Government’s notional requirements; the suitability of the available parcel(s) for the Government’s proposed use; and the most appropriate acquisition strategy. This synopsis is for market research purposes only and is “not” a final Request for Qualifications.

The Government may sponsor an Industry Exchange to facilitate the exchange of information and provide interested Lessees an opportunity to visit the available parcels at a future date.

The Government will not reimburse respondents for any costs incurred in preparation of a response to this Request for Information or attending an Industry Exchange.

The Air Force appreciates your interest and thanks you in advance for responding to this Request for

Information.

Primary Point of Contact: Linda Carter, Air Force Civil Engineer Center, linda.carter.5@us.af.mil

Alternate Point of Contact: Jacklyn Crews‐Pujol, Air Force Civil Engineer Center, jacklyn.crews_pujol@us.af.mil