EUL Questions AFP-GRC-ATFLP-2026-1.docx

EUL AFP-GRC-ATFLP-2026

EUL Opportunity Questions

1. Land Use, Zoning & Entitlements

· Are local zoning and land use approvals required for development on the site, or does federal ownership confer any exemptions? / Which entities have jurisdictional authority over zoning and permitting for any parcels referenced in the RFP (e.g., Sandusky, Erie County, etc.)?

· NASA is not bound by local zoning ordinances. Acceptable usage of the land, identified by parcel, is outlined in the AFP. The Tenant’s proposed use will be reviewed with regards to the evaluation criteria to select the most suitable Tenant(s).

· The Tenant is expected to bear the burden of compliance with applicable federal, state, and local codes and standards. The Tenant shall be responsible for construction documents, (special) inspections, systems acceptance testing, operational permits, and certificates of occupancy and use.

· Will NASA place any restriction on permitted uses that would limit commercial or mixed-use development?

· Acceptable usage of the land, identified by parcel, is outlined in the AFP. The Tenant’s proposed use will be reviewed with regards to the evaluation criteria to select the most suitable Tenant(s).

· NASA GRC is not accepting any residential proposals at this time. We are ultimately looking to identify real property interests which align with NASA’s mission.

· Mixed-use development will be considered and evaluated based upon the criteria included in the AFP.

· Would development of frontage along Milan Road be subject to any operational or security restrictions (e.g., restricted areas or adjacency constraints)?

· There is approximately 300 ft of private property between Milan Road and the available NASA land that is offered as part of this AFP.

· Does NASA anticipate requiring buffer zones between leased property and retained operational areas?

· No, the available land is outside NASA operational buffer zones. Special use cases which may require additional buffer zones will be evaluated on a case-by-case basis.

· Although NASA security standards require a minimum ten (10) foot buffer zone and prohibit any features that could serve as climbing aids on perimeter fencing, NASA will also require an aesthetic buffer zone to complement these security measures.

2. Lease Structure & Development Approach

· What lease term is NASA contemplating, and will proposers have the opportunity to request renewal options or additional option periods?

· The Land will be available for lease in its current condition for one 20-year base period and two consecutive 10-year option periods as proposed by NASA in the AFP.

· If other term options are desired, they must be identified in the proposal and will be evaluated and considered by NASA, as stated in the AFP. If the Proposer has a capital investment plan, they can describe and propose new terms. For example: Longer duration lease proportionate to the investment.

· Does NASA have a preference for a comprehensive master-planned development versus phased or piecemeal development by multiple users?

· Yes, under the terms of the AFP, comprehensive development plans are preferable. Phased development plans will be considered, however, limitations for developments not initially identified will be required.

· Are there any requirements or limitations regarding subleasing or multi-tenant development structures?

· Yes, a subleasing fee will be negotiated after selection of the successful proposal(s). All sublease agreements shall be subject to NASA approval.

· Will NASA agree to signing a Subordination, Non-Disturbance, and Attornment (SNDA) agreement when acting as landlord to allow a lender to replace a defaulting tenant?

· While not specifically identified in the AFP, NASA is willing to consider and negotiate a SNDA agreement that complies with NASA policy.

3. Utilities & Infrastructure

· Is there a current map or as-built documentation of existing utilities serving the site (water, sewer, electric, gas, telecom)?

· Yes, a map of existing utilities serving Parcels 2A and 1D may be shared with the successful proposer(s) upon request. This map is Controlled Unclassified Information (CUI). Parcels 1A, 1B, and 1C are outside of the secured perimeter and serviced by public utilities.

· Will developer/tenants be permitted to connect to or share existing NASA infrastructure, including access drives (e.g., Scheid Road access)?

· The developer/Tenant(s) may utilize existing NASA infrastructure, including access drives. If using the Scheid Road main entrance, Tenant(s) shall be subject to NASA badging process.

· Water, sewer, electricity, gas, and testing infrastructure services can be made available, at the Tenant’s option. Access to and payment for these utilities are considered additional or demand services, which the Tenant may receive from NASA subject to entering a separate Reimbursable Space Act Agreement (RSAA).

· Are there any known capacity limitations or required upgrades to support development?

· Yes, there is limited, excess NASA capacity available for a Tenant to utilize for all utilities.

· For future development that exceeds NASA capacity, NASA will provide access to the public utility connections at the locations where they are available. All infrastructure development costs including design, permitting, installation, construction, operations, and maintenance are the responsibility of the Tenant. In advance of commencing any Improvements to the Property that potentially impact or affect NASA utility infrastructure, or significantly change the overall functionality of the Property (to include construction or demolition of any facility), the Tenant shall request and obtain NASA's written approval, as further detailed in the Model EULA.

· Any additional infrastructure needs for future development are the sole responsibility of the Tenant and will not be provided by NASA.

· Please provide a map for utility locations, hookups, and extensions for gas, water, electric, sewer. And where applicable, please indicate the service provider (i.e. NASA GRC requiring a separate agreement or external provider)

· A map of existing utilities may be shared with the successful proposer(s) upon request. This map is Controlled Unclassified Information (CUI).

· NASA utilities will be made available, at the Tenant’s option. Access to and payment for these utilities are considered additional or demand services, which the Tenant may receive from NASA subject to entering a separate Reimbursable Space Act Agreement (RSAA) or pursue with the local utility provider.

· For future development that exceed NASA capacity, the Tenant shall coordinate directly with the appropriate external utility provider.

4. Surveys, Easements & Property Conditions

· Will NASA provide boundary, ALTA, or other survey documentation for the property?

· NASA has provided boundaries of the available land parcels in ‘Attachment A – Aerial Map of Site” included in the AFP package on SAM.gov. Additional third-party surveying activities may be performed at the interested proposer/Tenant’s expense.

· If not, are there any known easements, rights-of-way, or encumbrances affecting the site?

· No, there are no existing easements, rights-of-way, or encumbrances affecting the available land parcels.

· Will NASA reserve any easement rights over the leased premises (e.g., for utilities, access, or future expansion)?

· NASA may reserve easement rights dependent on the proposer’s development plan and impact on NASA existing infrastructure and operations.

5. Environmental & Regulatory Compliance

· Are there any known environmental conditions on-site, including wetlands, underground storage tanks or other recognized environmental features, habitats or concerns?

· Wooded areas at ATF are considered habitats for federally endangered bats. Tree clearing shall be subject to bat surveys if out of season. This is likely applicable for Parcels 2A and 1D.

· Please refer to the ESA Phase I documents and TSQ Questionnaires included in the AFP package on SAM.gov.

· Will an archaeological or cultural resource survey be required prior to development?

· A survey will be dependent on the development type and location. The NRHP eligibility of existing archaeological sites within ATF and the boundary of ATF available land for lease remains unassessed, so consultation would be a requirement in all cases. A large area of Parcel 1D was previously surveyed and that parcel may forego additional surveys pending the outcome of a consultation. Tenant(s) should expect a survey of some type for the other parcels. NASA will coordinate communication between the Tenant(s) and the Ohio State Historic Preservation Office.

· Are there any federal, state, or local environmental compliance obligations unique to this site?

· A ground water use restriction applies to the entire Armstrong Test Facility. Otherwise, the Tenant shall be responsible for their own environmental requirements based on their intended land use and activities. NEPA requirements and compliance shall be evaluated by the Tenant based on their intended use/activities.

· Please provide a map of the wetlands study for the property

· Please see the attached GRC-ATF_Wetlands and Species map.

· Please provide a map of the red/brown water analysis locations

· Parcels 1A, 1B, 1C, and 1D were not sampled for red water because there is no historical activity at those parcels that would generate discolored water. Parcel 2A has one location with potential to observe discolored water in groundwater, which is the Former Reactor RCRA Unit. This is based on discolored water being observed in one historical monitoring well back in 2011.

6. Taxes & Financial Considerations

· Will the leased property be subject to local real estate taxes, or does any exemption apply due to federal ownership?

· Pursuant to the Erie County Treasurers Office, leased property will not be subject to local property taxes. However, utility assessments and income taxes may apply.

7. Access, Security & Operational Constraints

· What security requirements or restricted area designations may impact site planning and development?

· Security requirements and restricted area designations depend on whether the planned site or development is located inside or outside the installation’s secured perimeter. In accordance with NASA NPR 1600.1A, the Center Chief of Protective Services (CCPS) is responsible for integrating and maintaining oversight of all Center security activities, including those of tenant organizations to the extent feasible. Based on the proposed use case, the CCPS will work with Center leadership and the Assistant Administrator, Office of Protective Services, to determine the appropriate security requirements and any restricted area designations.

· Will such restrictions limit visibility, access, or usability of certain portions of the site?

· Security requirements and restricted area designations depend on whether the planned site or development is located inside or outside the installation’s secured perimeter. In accordance with NASA NPR 1600.1A, the Center Chief of Protective Services (CCPS) is responsible for integrating and maintaining oversight of all Center security activities, including those of tenant organizations to the extent feasible. Based on the proposed use case, the CCPS will work with Center leadership and the Assistant Administrator, Office of Protective Services, to determine the appropriate security requirements and any restricted area designations.

8. Award Details

· What is the anticipated/estimated award and negotiation time period? How many days are estimated to be within each stage of the review, award, and negotiation?

· AFP milestones are outlined in the graphic below. The Evaluation and Award(s)/Negotiation phases are not prescribed by a predetermined number of days.

· The Evaluation phase will be dependent on the number of proposals received, NASA due diligence activities, and review and selection by the Selecting Authority.

· The Award(s)/Negotiation phase will be dependent on discussions between NASA and the selected partner on the finalization of lease terms prior to execution.

· Is there a weighting within the selection criteria? Or are all the criteria weighed evenly?

· Weighting of evaluation criteria has not been prescribed. NASA maintains discretionary authority to weigh certain factors more heavily on a case-by-case basis.

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