Eielson Mixed-Use Slide Deck.pdf

EIELSON AFB MIXED-USE

VIRTUAL INDUSTRY DAY

Wednesday, July 22, 2026 |1:00 p.m. Central Time (US & Canada) (AKDT- 10:00 a.m.)

Your Success is Our M ission!UNCLASSIFIED

Air Force Installation & Mission Support Center

WELCOME

Ms. Renee Ayala

Chief, Real Estate Development Division

Ground Rules

■ Cameras are optional for presenters; attendees will remain off-camera.

■ All questions must be submitted through the QR Code or the link provided on the final slide of the presentation. Please fill out all the requested contact information, question responses will be posted on sam.gov.

■ Should you have technical issues with the link provided you may submit your questions by email at: Alaska.eul@specprosvcs.com

■ Chat will remain muted to avoid disruptions.

■ The session is being recorded for internal use and documentation.

■ A copy of today's slides can be provided upon request using the Q&A or link.

Agenda

Time (CDT) Agenda Item Briefer / Panelists

1:00 PM Webinar Check-in Begins SpecPro (Contractor)

1:05 PM Opening Remarks Ms. Renee Ayala

Chief, Real Estate Development Division

1:10 PM Honorary Speaker Mr. Robert Moriarty

Deputy Assistant Secretary of the Air Force for Installations

1:20 PM DAF EUL Program Overview Mr. Dave Mairs

Branch Chief (Acting), Enhanced Use Leases

1:35 PM Eielson AFB Site Overview Captain Richard Wilkens

Deputy, Installation Management Flight

1:45 PM Request for Lease Proposal - Key Focus Areas

Mr. Ben Helm

Program Advisor (JLL)

2:00 PM Closing Remarks / End of Industry Forum

Mr. Dave Mairs

Branch Chief (Acting), Enhanced Use Lease

Honorary Speaker

Mr. Robert Moriarty Deputy Assistant Secretary of the Air

Force for Installations

DAF EUL PROGRAM OVERVIEW

Mr. Dave Mairs Moderator & Branch Chief (Acting), Enhanced

Use Leases

Your Success is Our M ission!

UNCLASSIFIED

DAF EUL Program – What to Know!

An EUL is a lease agreement between the Air Force (AF) and a third-party for the development of non-excess, underutilized land located at an installation under the direct control of the Secretary of the Air Force.

EULs Are

EUL development proposals are self-sustaining;

developer proposal cannot rely on the AF for financial viability or AF subsidization

Self-sustaining

Development projects are market driven and at highest and best use; developer is responsible for development proposal not the AF

Market Driven

AF receives cash payments and/or IKC for right to develop leased property; value received by the AF is dependent on the property valuation

Beneficial to the AF

Lessee is responsible for project utilities, infrastructure and services and state and local government taxes

Developer Operated

DAF EUL Program – What to Know!

(Cont.)

EUL Monetize Non-excess AF Real Estate Where and When it Makes Sense

Maximize benefit/return to AF Purse projects compatible with AF mission Long-term viable projects (self-sustaining and financially independent) Identify and develop real property value-based transactions (VBTs) Provide long-term oversight to ensure compliance with statutory requirements and lease documents

Requirements

• Property must be non-excess, underutilized land as defined by 40 USC § 102

• DAF retains ownership of the real estate to meet future missions

• Development must be compatible with AF encroachment management, mission sustainment, buffer zones, AICUZ, etc.

• Commercial development must support community development needs

• Must be competed following a FAR-like process with Requests for Information or

Lease Proposals posted at SAM.gov; proposals evaluated by SSEB

General

• DAF “Consideration ($$)” must meet at least or exceed Fair Market Value

• Consideration is defined as cash payments or in-kind consideration or a combination of cash payments and IKC to the installation

• Payment and schedule to be determined through lease negotiations and documented in the final lease

Consideration

UNCLASSIFIED 11

Source Selection

■ Multi-functional Source Selection Evaluation Board (SSEB) led by the AFCEC Program Manager evaluates and rates proposals; SAF/IEI is the SSEB approval authority.

■ One of two outcomes:

■ Selection of a successful offeror to engage in lease negotiations

■ None of the developer proposals are selected; Government (DAF) may decide to

■ Re-advertise the RFLP (if in the best interest of the DAF)

■ Cancel the RFLP and terminate the project

■ AF negotiation objectives

■ Improve / optimize Offeror’s submitted proposal, value, and terms and conditions

■ Successfully execute a Site Development Lease between the Offeror and DAF

EUL Program Basics – Process Milestones

KEY MILESTONES

Submit Phase 0 Checklist

Site Visit Submit to IC for Approval

Congressional Notification to Release RFLP

RFLP Submittal & Evaluation Negotiations

Congressional Notification to Sign Lease

Lease Execution

Project Design, Construction, & Portfolio Management

LEASE TERM16 – 18 MONTHS FROM PROJECT INITIATION TO LEASE EXECUTION

Project Charter

EBS / NEPA / OSD Cert

Strategic Basing & Encroachment Approval

Draft Request for Lease Proposals (RFLP)

Final RFLP to developer

Developer Responds to RFLP

Source Selection Evaluation & Approval

NEPA

Negotiation Strategy

Draft Term Sheet

Finalize & Approve Term Sheet

Complete NEPA

Lease Documents

Lease Signing

Project Design & Construction

Oversight (Lease Compliance)

Reporting & Metrics

Appraisal

Phase 0 Package to Investment Committee

(IC)

IC Briefing / Approval

PHASES & DELIVERABLES

PHASE 0

Project Initiation

PHASE I

Project

Definition

PHASE II

EUL Source Selection

PHASE III

Negotiations & Closing

PHASE IV & V

Post-closing Management

Success Stories

Commercial EUL projects Hotels – Eglin & Wright-Patterson Business/ Aviation Parks – Kirtland & Grand Forks Sports Complex – Seymour Johnson Solar photovoltaic array projects – multiple installations Waste Reclamation Facilities – Eglin & Nellis Mixed-use commercial development – multiple installations In-kind Consideration (to AF)

Fitness Center - Nellis AFB Security Gate & Security Forces Building - Hill Fire Fighting Training Facility - Eglin Sustainment, repair and maintenance (SRM) – multiple installations Controlled Space – Wright-Patterson

USAFA – Visitor Center

Tinker – Natural Gas Peaking Plant

Eglin - Emerald Breeze Resort

Edwards – Solar Array

Nellis AFB Fitness Center

Summary

Purpose is to monetize non-excess, underutilized AF real estate through the lease of Government-owned, AF-managed real estate to a private developer for commercial development in exchange for cash rent and / or IKC to the AF.

Statutory Authority for Enhanced Use Leases: 10 United States Code Section 2667

Development is market driven and support the needs of the local community, county or state. Projects must be self-sustaining and not rely on the AF. EULs are not a substitute for the military construction program.

DAF seeks cash lease payments; value to be determined during lease negotiations and documented in the lease.

EIELSON - SITE OVERVIEW

Capt. Richard Wilkens Deputy, Installation Management Flight

Ready – Resilient – Lethal

UNCLASSIFIED

Action Status % Complete Requirement/Next Step

Proof of USAF Control 80% Working 1354 Transfer from Army; (PLO 1521, PLO 1541, PLO 1688 (Dept of AF), 25_44LD513 Flood Control (USACE))

DAF Form 813 10% In Review, ETA 28 May

Environmental Baseline Survey 0% ~$200K, recommend determining site first

Biological Survey 0% ~$100K, recommend determining site first

Wetland Survey 0% ~$100K, recommend determining site first

Cultural Survey 0% ~$100K, recommend determining site first

NEPA Process 0% ~$250K, recommend determining site first

Confirmation of Legislative Jurisdiction 40% Coordinating with USACE for specific parcels

Solar Glare Hazard Analysis 10% Coordinating w/ 354OSS & AFCEC for How

Mission Compatibility 30% Being staffed currently

Memorandum of Lease Authority 10% Working Draft/Coordinating w/ SAF/GCN-SA

Concurrence w/ AFCEC, AFSVC, AAFES 10% Coordinating with Dave Mairs

Appraisal Ordered 0% ~$20K, recommend determining site first

Compatible Use Plan 100% Complete

Space Optimization Study 100% Complete

AICUZ Compatibility 100% Complete

Dyke Range (Off-Installation)

UNCLASSIFIED

Action Status % Complete Requirement/Next Step

Proof of USAF Control 100% PLO 577, PLO684, PLO 794, PLO1203

DAF Form 813 10% In Review, ETA 28 May

Environmental Baseline Survey 0% ~$200K, recommend determining site first

Biological Survey NA Not Required

Wetland Survey 0% ~$20K, recommend determining site first

Cultural Survey NA Not required for previously disturbed lands

NEPA Process 0% ~$200K, recommend determining site first

Confirmation of Legislative Jurisdiction 40% Coordinating with USACE for specific parcels

Solar Glare Hazard Analysis 10% Coordinating w/ 354OSS & AFCEC for How

Mission Compatibility 30% Being staffed currently

Memorandum of Lease Authority 10% Working Draft/Coordinating w/ SAF/GCN-SA

Concurrence w/ AFCEC, AFSVC, AAFES 10% Coordinating with Dave Mairs

Appraisal Ordered 0% ~$20K, recommend determining site first

Compatible Use Plan 100% Complete

Space Optimization Study 100% Complete

AICUZ Compatibility 100% Complete

Housing (On-Installation)

UNCLASSIFIED

Action Status % Complete Requirement/Next Step

Proof of USAF Control 100% PLO 577, PLO684, PLO 794, PLO1203

DAF Form 813 10% In Review, ETA 28 May

Environmental Baseline Survey 0% ~$200K, recommend determining site first

Biological Survey 0% ~$100K, recommend determining site first

Wetland Survey 0% ~$100K, recommend determining site first

Cultural Survey 0% ~$100K, recommend determining site first

NEPA Process 0% ~$250K, recommend determining site first

Confirmation of Legislative Jurisdiction 40% Coordinating with USACE for specific parcels

Solar Glare Hazard Analysis 10% Coordinating w/ 354OSS & AFCEC for How

Mission Compatibility 30% Being staffed currently

Memorandum of Lease Authority 10% Working Draft/Coordinating w/ SAF/GCN-SA

Concurrence w/ AFCEC, AFSVC, AAFES 10% Coordinating with Dave Mairs

Appraisal Ordered 0% ~$20K, recommend determining site first

Compatible Use Plan 100% Complete

Space Optimization Study 100% Complete

AICUZ Compatibility 100% Complete

South Eielson (Off-Installation)

UNCLASSIFIED

Action Status % Complete Requirement/Next Step

Proof of USAF Control 100% PLO 577, PLO684, PLO 794, PLO1203

DAF Form 813 10% In Review, ETA 28 May

Environmental Baseline Survey 0% ~$200K, recommend determining site first

Biological Survey 0% ~$100K, recommend determining site first

Wetland Survey 0% ~$100K, recommend determining site first

Cultural Survey 0% ~$100K, recommend determining site first

NEPA Process 0% ~$250K, recommend determining site first

Confirmation of Legislative Jurisdiction 40% Coordinating with USACE for specific parcels

Solar Glare Hazard Analysis 10% Coordinating w/ 354OSS & AFCEC for How

Mission Compatibility 30% Being staffed currently

Memorandum of Lease Authority 10% Working Draft/Coordinating w/ SAF/GCN-SA

Concurrence w/ AFCEC, AFSVC, AAFES 10% Coordinating with Dave Mairs

Appraisal Ordered 0% ~$20K, recommend determining site first

Compatible Use Plan 100% Complete

Space Optimization Study 100% Complete

AICUZ Compatibility 100% Complete

E-Hill (On-Installation)

EIELSON - SITE VISIT

Capt. Richard Wilkens Richard.Wilkens@us.af.mil

Site Visit: 30 July 2026 RSVP Due: 27 July 2026

REQUEST FOR LEASE PROPOSAL

KEY FOCUS AREAS

Mr. Ben Helm Program Advisor (JLL)

Provide What is Asked

Read RFLP closely for specific requirements

Include responses to all requirements

Don’t make the Air Force guess at your intentions

If specific information is not available, explain why

Proposals with missing information will be evaluated less favorably and may be deemed non-compliant and not considered for award

This is an EUL not an MHPI transaction

See Section 4.1.m of the RFLP for specific restrictions

This is an EUL not an MHPI transaction

Provide facts, data, and analysis to describe the current market demand for your proposed project

Section 4.5: “… explicitly document the market demand and market feasibility analysis for the proposed Project; explicitly demonstrating that the proposed Project is viable without any direct Air Force financial support or financial guarantee…”

Not looking for pilot projects or projects reliant on AF funding—need commercial viability

Address the viability of the parcel(s) you are proposing What attributes make them attractive (location, proximity to utilities, size, etc.)

Any concern of an unknown factor, that if confirmed, would make the project unfeasible

Be transparent and show you have a clear understanding of the market and the site

Demonstrate Project Viability

Alaska Considerations

Remote Alaska location creates supply chain constraints, extended procurement lead times, and elevated logistical costs

Arctic climate requires specialized building systems, resilient infrastructure, and cold-weather construction practices

Short 4-5 month construction season necessitates phased, multi-year development and extended delivery timelines

Fairbanks' high-cost environment is reflected by an elevated RSMeans Location Factor with above-market wages, premium utility costs, and elevated construction expenditures

Extreme a conditions (temperatures below -40°F) drive enhanced building envelope, mechanical, and foundation requirements

Lease Consideration

10 USC 2667 requires the Air Force receive at least fair market value (FMV)

Consideration will be Cash Only for this project

Show both timing and size of payments to the Air Force

Payments can be base rent and/or some form of participation rent

Air Force will discount any participation rent proposed based on location in the waterfall and the payment calculation

Speed is a priority, expectation that ground rent is paid during the development period and that work begins immediately upon lease signing

Pro Forma

Don’t Leave the Air Force Guessing, cash flows should be clear in the pro forma

RFLP has specific instructions regarding the proforma in Section 4.10

AF will be evaluating Pro-Forma assumptions for reasonableness

Do not hardcode entries, Air Force needs to be able to change numbers and see results

Sources of Funds

Section 4.12.b: Provide evidence of ability to secure sufficient funds or financing Provide letters of support or interest for debt Provide evidence that equity exits and will be forthcoming Assume no Air Force financial assistance of any kind

Can you provide examples of past performance securing funds or financing for projects of similar scope

Specific information regarding the willingness of capital providers and availability of funds will help strengthen your proposal

Submission

Proposals due 10 Aug

Per Section 4.3, let the Air Force know if you intend to submit by 24 Jul

Air Force will provide instructions to upload responses to a secure site

Questions https://forms.osi.apps.mil/Pages/ResponsePage.aspx?id=jbExg4ct70ijX6yIGOv5tMObGamZdYBLniCjApYZa SlUMzZaMTBQM0pLRjJZVkNPUEhPMkZUOUs3NC4u

QR Code:

Link:

https://forms.osi.apps.mil/Pages/ResponsePage.aspx?id=jbExg4ct70ijX6yIGOv5tMObGamZdYBLniCjApYZaSlUMzZaMTBQM0pLRjJZVkNPUEhPMkZUOUs3NC4u https://forms.osi.apps.mil/Pages/ResponsePage.aspx?id=jbExg4ct70ijX6yIGOv5tMObGamZdYBLniCjApYZaSlUMzZaMTBQM0pLRjJZVkNPUEhPMkZUOUs3NC4u

THANK

YOU