AFP FOR CLL GRC.pdf

P ag e 1 | 22 AFP-GRC-CCL-2024

NATIONAL AERONAUTICS AND SPACE ADMINISTRATION (NASA)

AGENCY ANNOUNCEMENT FOR PROPOSALS (AFP)

FOR LEASE OF THE CRYOGENICS COMPONENTS LABORATORY

AFP-GRC-CCL-2023

Last Updated: September 17, 2024

P ag e 2 | 22 AFP-GRC-CCL-2024

Table of Contents

I. Introduction

Initiating Installation Description Purpose and Objectives Proposal Overview Attachments

II. Guidelines

Security Infrastructure Environmental Financial and Legal Historic Preservation Construction Follow-on-Agreements

III. Proposal Content

Proposal Content and Format

IV. Evaluation Factors for Proposal

Factor 1: Base Rent Factor 2: Financial Capability/Viability Factor Factor 3: Technical Approach Factor Factor 4: Impact to Local Economy

V. Additional Information

Ombudsman NASA Points of Contact

VI. Attachments

Attachment A: Aerial Map of Facility (Figures 1-7)

Attachment B: Model Enhanced Use Lease Agreement (EULA)

Attachment C: Environmental Site Assessment (ESA)

P ag e 3 | 22 AFP-GRC-CCL-2024

I. INTRODUCTION

Initiating Installation

NASA, Glenn Research Center, OH 44135

Description

This Announcement for Proposal (AFP) solicits proposals for lease of the Cryogenics Components Laboratory (CCL Complex) at NASA’s Neil Armstrong Test Facility (ATF) in Sandusky Ohio, an underutilized, non-excess test facility used for the development and qualification of cryogenic materials, components, and systems. This solicitation includes both the test facilities and the accompanying land parcels required for a tenant to perform operations onsite. (See Attachment A, Figures 1 through 6).

The available land (“Land”) (Attachment A, Figures 6 and 7) consists of four (4) parcels (Base and Options 1-3) totaling approximately 44 acres. NASA will accept Proposals for prospective leases for the Base parcel, plus whatever additional Option parcels the proposer chooses and indicates in the proposal. NASA will not accept Proposals for lease of the Option parcel(s) alone without a lease of the Base parcel. All Land is located inside of the controlled access portion of the NASA ATF Government-owned and Government-operated facility, which is designated as the “Fee Area.” The CCL Complex is in the central region of the Fee Area and was previously used for testing up to 2010.

Base: ~ 18 acres that include test cells and support buildings

Option 1: ~10 acres adjacent North of the facility, tenant can use for development

Option 2: ~14 acres adjacent South of the facility, tenant can use for development

Option 3: ~ 2 acres North of facility, only available if the tenant will use for new control building on this parcel.

The Base and Option parcels are all located next to each other, but are not contiguous with one another; rather, they are separated in most cases by Center common area, which the prospective tenant will have access to as further described in the Model EULA (defined below).

The CCL Complex is located in Sandusky Ohio, inside ATF, a remote facility encompassing over 6,400 acres of controlled land. Formerly known as Plum Brook Station, ATF is a remote test facility for the NASA Glenn Research Center in Cleveland, Ohio. Located near the shores of Lake Erie and multiple tourist attractions, ATF is home to several world-class test facilities, which perform complex and innovative ground tests for the international space community.

P ag e 4 | 22 AFP-GRC-CCL-2024

The CCL Complex was relocated from GRC’s Lewis Field’s South 40 (S-40) area in Cleveland, Ohio to the ATF site in Sandusky, Ohio as part of the Cleveland Hopkins Airport expansion. The project was constructed by the City of Cleveland under one of several Space Act Agreements. CCL Complex commissioning by NASA was completed in December 2007.

The CCL Complex is located adjacent to the intersection of Fox Road and Ransom Road inside ATF. The CCL Complex is a state-of-the-art facility for research, development and qualification of cryogenic materials, components, and systems. The CCL Complex specializes in cryogenic research utilizing liquid hydrogen, oxygen, and nitrogen.

The CCL Complex is a complex of buildings and systems that has been used by NASA for the development of cryogenic systems. Its systems are highly re-configurable to meet a broad range of test requirements and parameters, giving the user the utmost flexibility in designing comprehensive test programs.

The CCL Complex includes a test cell dedicated to the development of cryogenic liquid oxygen systems (CCL-1), a test cell for the development of cryogenic liquid hydrogen systems (CCL-2), an area for the development of cryogenic propellant densification systems, and an area for the proof testing of high-pressure containment systems.

With its broad range of delivery pressures, flow rates and storage capacities, the CCL Complex is a uniquely versatile facility that is readily adaptable to nearly any small-scale testing need.

Run tank capacities and high gaseous nitrogen flow rates make the facilities well-suited for cryogenic high-speed turbomachinery testing, as well as cryogenic bearing and seal testing.

Large on-site storage capacities provide capability for extended run times. The facility’s electrical design classification provides a safe environment for testing with high-energy fluids such as liquid hydrogen and liquid nitrogen. Both liquid hydrogen and liquid oxygen densification skids are available at the CCL Complex. Neither of the skids were operated as part of the facility and tenants will be responsible for activation costs. As designed, these units are capable of densifying propellants at rates up to 8 pounds-per-second. The dual configuration design of the facility allows for build-up and operation of multiple simultaneous users.

The selected Proposer will enter into a lease agreement with NASA in the form set out in Attachment B, Model Enhanced Use Lease Agreement (“Model EULA”), which will grant the selected proposer sufficient rights to occupy, operate, modify, and maintain the real property in order to support the selected proposer’s proposed use. As detailed in the Model EULA, any demand services required of NASA by the selected Proposer can be obtained by entering into a Reimbursable Space Act Agreement (RSAA) with NASA. The selected proposer will be financially responsible for all costs associated with use and occupancy of the site including without limitation construction, development, utilities, operations, and maintenance of the real

P ag e 5 | 22 AFP-GRC-CCL-2024 property. The facility has been dormant since its last use by NASA, and the selected Proposer will be responsible for activation costs.

Notwithstanding the foregoing, this facility and land will be available at selection in “as is”, “where is” condition with no warranties express or implied for one 10-year base period and two consecutive 5-year option periods.

Purpose and Objectives

Glenn Research Center (GRC) was established by the National Advisory Committee for Aeronautics (NACA) in 1941 to study all aspects of aircraft propulsion. Incorporated into NASA in October 1958, GRC has expanded its expertise in areas such as propulsion, energy conversion, communications, and materials. GRC includes both the main campus in Cleveland, referred to as Lewis Field, and a remote test site in Sandusky, Ohio named Neil Armstrong Test Facility. GRC is NASA’s third oldest center and the only facility located in the Midwest.

GRC seeks to strategically identify, develop, and align the Center's distinctive spacecraft and human spaceflight testing assets, engineering expertise, mission control and related capabilities with the emerging commercial space markets. GRC seeks to expand partnerships, customer base and regional economic opportunities consistent with the NASA mission.

The objectives of this AFP are to:

• Publicize the availability of the Cryogenics Components Laboratory and identify specific industry and non-federal public entities interested in leasing facility and land for use at ATF, as described in the purpose of this AFP.

• Promote and enable the widest and fullest utilization of GRC’s assets, land, and facilities to advance the nation's goals for space exploration and development.

• Accelerate innovation and collaboration in support of new technologies which are applicable to space exploration.

• Emplace long-term space partners on underutilized, non-excess facilities and land at ATF, allowing partners to operate aerospace-related capabilities for the United States.

Proposals must include documentation supporting and enabling these objectives as set out in Sections II and III. In addition, proposals should include any related secondary uses and/or any other uses in support of initiatives for commercial space and/or adjacent related markets.

Commercial use of ATF Land (real property) supports NASA’s mandate to “seek and encourage, to the maximum extent possible, the fullest commercial use of space” as stated in 51 U.S.C. § 20112(a)(4) and supports other goals of the national space policy as embodied in Title 51, United States Code.

NASA will not consider proposals for use of ATF real property that do not contribute to enabling the commercial use of space and/or adjacent related markets, specifically:

P ag e 6 | 22 AFP-GRC-CCL-2024

• Proposed uses that NASA deems incompatible with the current GRC Master Plan, NASA or ATF facility use policies, or existing environmental conditions

• Proposed uses that could negatively impact any NASA mission

• Proposed transfer of title

• Proposed residential uses; or

• Proposed uses that NASA, in its sole discretion, determines not to be in the best interest of the US Government.

Proposal Overview

All proposals must adhere to the guidelines detailed in Section II and the requirements detailed in Section III, Proposal Content. Proposals should describe the following:

• The Proposer’s planned use of the Property, including o Concept plans for development on the Property.

o The Proposer’s experience with development of underutilized, non-excess federal property.

o The Proposer’s experience with aerospace, research or technology related services or other space-related activities; and

• The Proposer’s financial capability/viability to successfully develop and achieve and sustain operations as proposed.

• The Proposer’s approach to propelling the local economy.

Attachments

The following attachments are included with this AFP, are critical elements, and considered part of Proposers’ submissions:

Attachment A: Aerial Map of Facility (Figures 1 - 6) Attachment B: Model Enhanced Use Lease Agreement (EULA) Attachment C: Environmental Site Assessment (ESA)

II. GUIDELINES

The following items must be addressed in the proposal in accordance with Section II, Guidelines and the content outlined in Section III, Proposal Content. Development of the Property is at Proposer’s expense and must be approved by NASA and completed without interfering with NASA operations as more specifically set out in the Model EULA.

Security

The Land is inside the Fee Area and under the control of the US Government (see Attachment A, Figure 6). The Fee Area has access controls in place, which consists of perimeter security

P ag e 7 | 22 AFP-GRC-CCL-2024 fencing and security patrols, to prevent unauthorized entry. Access to the Fee Area requires badging to access, which will be granted to the Tenant. Security of the Fee Area will be provided by NASA and will include the Tenant’s leased space perimeter within the Fee Area.

The Tenant may choose to further restrict access to their leased space and request additional security for their leased property, property improvements, and other personal property, at Tenant’s expense. Any additional or demand services which Tenant may wish to receive from NASA shall be pursuant and subject to entering into a separate RSAA between the Parties, all in accordance with NASA’s standard terms and conditions.

Infrastructure

Water, sewer, electricity, gas, and communications are existing and functional to operate the facility. Any additional infrastructure needs for future development are the sole responsibility of the Tenant and will not be provided by NASA. For future development, 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. Access to and payment for these utilities are considered additional or demand services, which Tenant may receive from NASA subject to entering a separate RSAA.

NASA will require from time to time the ability to inspect the premises leased by the Tenant and provide sufficient notice to the Tenant in advance, as further detailed in the Model EULA.

Existing infrastructure drawings can be provided upon request.

Water, sewer, electricity, gas, communications, and testing infrastructure services will be made available, at Tenant’s option, through NASA GRC at Tenant’s expense through an RSAA, subject to NASA’s policies and procedures.

Environmental

As a Federal agency, NASA is required to comply with the National Environmental Policy Act (NEPA), including applicable guidance and regulations published by the Council on Environmental Quality and NASA’s implementing regulations, 14 CFR 1216.300 et. seq.

NASA intends to enter a lease with one selected Tenant subject to successful completion of NASA’s NEPA compliance activities, which may include and require compliance with environmental impact mitigation measures. Please see Model EULA for specific Environmental requirements and conditions.

Financial and Legal

NASA has determined the base rent of the available land based on an appraisal conducted by a state certified appraiser. The fair market value (FMV) of leased property as determined by NASA is the base rent amount plus an amount for the shared support services NASA will

P ag e 8 | 22 AFP-GRC-CCL-2024 provide under the lease which are associated with being located on NASA property as further described in the Model EULA.

Based on the conducted appraisal, the evaluated low and high value of the Fair Market Values is as follows for the CCL Complex:

CCL Complex Total

Acreage

Base Rent Per Year Low High

Note:

1. An annual escalation rate of 3.0% will be applied to all above values.

2. For leases greater than 10 years, the lease land will be subject to a mandatory re-appraisal of the Base Rent and re-evaluation of the Support Amount every 10 years, starting at 10 years.

3. In addition, any additional or demand services needed by tenant may be provided through an RSAA as further described in the Model EULA.

Base Land + Facilities

18 $161,885 $205,054

Option 1 – Additional Land

10 $11,558 $14,640

Option 2 – Additional Land

14 $16,182 $20,497

Option 3 – Additional Land

2 $2,311 $2,927

P ag e 9 | 22 AFP-GRC-CCL-2024

Eligibility

“United States Commercial Providers,” as defined in 51 U.S.C. § 50101(7), may respond to this AFP. Proposer shall identify and disclose whether the immediate or highest-level owner of the entity, including an entity involved in any related financing thereof, is a foreign person or a foreign entity, including the country associated with the ownership entity.

The following persons (including entities) are ineligible to be a Proposer or otherwise participate in the project (including as a contractor, subcontractor, or professional):

(a) Any person/entity that has been debarred or suspended from doing business with the Federal government;

(b) Any person/entity or its partners, members, or principal stockholders listed on any non-procurement or reciprocal lists on the most current “System for Award Management” published by the U.S. General Services Administration at www.sam.gov, as updated from time to time, or any replacement thereof;

(c) Any person or its partners, members, or principal stockholders who poses a security or safety risk as determined by the Secretary of State, including but not limited to any person who either represents a country, or is a member of or provides political, financial or military support to a group, that is listed in the most current “Country Reports on Terrorism” report, issued by the Secretary of State in compliance with 22 U.S.C. § 2656f(a), available from the Superintendent of Documents, U.S. Government Printing Office, Washington, DC 20402 and at https://www.state.gov/country-reports-on-terrorism-2/ ; or

(d) Any Person or its partners, members or principal stockholders subject to a criminal indictment or information for a felony in any court in the United States. For purposes of this AFP, the term “principal stockholder” shall mean any person who is a beneficial owner (as defined for purposes of Rule 13d-3 of the Securities and Exchange Act of 1934, as amended, and promulgated by the Securities and Exchange Commission) of ten percent (10%) or more of the outstanding stock or other equity of the Proposer.

Responses to this AFP are limited to two classes: (1) United States Commercial Providers as used in the Space Commerce Act (51 U.S.C. § 50101(7)), and (2) U.S.

Persons as defined in the International Traffic in Arms Regulations (22 C.F.R. § 120.15), including State and Federal Agencies. NASA will apply and pursue a negotiated agreement with a prospective Proposer only if its proposal meets the intent of this AFP and it is deemed in the Government’s best interests. NASA reserves the right to proceed with development and negotiation of one or more agreements for the use of real property with Proposers responding to this AFP, without further notice, if NASA determines the purposes, intent, and objectives identified in this AFP have been met.

http://www.sam.gov/ http://www.sam.gov/ https://www.state.gov/country-reports-on-terrorism-2/ https://www.state.gov/country-reports-on-terrorism-2/ https://www.state.gov/country-reports-on-terrorism-2/

P ag e 10 | 22 AFP-GRC-CCL-2024

Historic Preservation

NASA intends to lease the real property for a specified term through an Enhanced Use Lease Agreement in the form of the Model EULA which will provide the selected Tenant sufficient rights to operate, modify, and maintain the available Land leased (hereinafter, “Leased Property”) to support the proposed use.

In accordance with the Model EULA, Tenant shall not remove or disturb, or cause or permit to be removed or disturbed, any historical, archaeological, architectural, or other cultural artifacts, relics, vestiges, remains, or objects of antiquity. In the event such items are discovered at the Leased Property, Tenant shall cease its activities, promptly notify the NASA Environmental Health and Safety Office (EHSO), NASA Cultural Resources Manager, and protect the site from further disturbance until the NASA EHSO gives clearance to proceed. Any costs resulting from this delay shall be the responsibility of Tenant.

In accordance with the Model EULA, Tenant and NASA acknowledge that certain activities proposed under the Lease may have the potential to affect historic properties (as defined under 36 C.F.R. Part 800), including archaeological sites, and may be subject to National Historic Preservation Act (NHPA) Section 106 review. NASA, in coordination with Tenant, will consult with the State Historic Preservation Officer (SHPO) on all activities proposed by Tenant that constitute an “undertaking” under 36 C.F.R. Part 800. Tenant shall be required to survey any land per Section 106 of the NHPA prior to ground disturbing activities.

The CCL Complex is not eligible for listing in the National Register of Historic Places and is not a contributing element of the GRC Historic District.

Construction

The development of Leased Property shall be in accordance with the provisions included in Article 5 of the Model EULA.

P ag e 11 | 22 AFP-GRC-CCL-2024

III. PROPOSAL CONTENT

By submitting a response, each Proposer accepts all the terms and conditions set forth in this AFP and its attachments.

Proposers are requested to provide information responsive to the items set forth below. This information is considered essential for the Government to conduct a fair and uniform evaluation of proposals in accordance with the evaluation factors provided. The items listed are not, however, all-inclusive, and Proposers may therefore include in their proposals any further discussion that they believe to be necessary or useful in demonstrating their objective.

Proposal Content and Format

Proposals must be submitted as one searchable, unlocked PDF file with the edit permission enabled. Proposals must comply with the following format and page limit requirements.

Font shall be Times New Roman, size 12. Page size shall be 8.5”x11” with one-inch margins.

Text shall be single-spaced with double-spacing between paragraphs.

Proposals are limited to seventy-five (75) total pages. Financial documentation prepared by independent third parties, as described in Section II (B), will not count against the total page limit. NASA will remove pages exceeding the seventy-five (75) page limit and will not evaluate any information from the excess pages.

All pages shall reference “AFP-GRC-CCL-2024.”

The requested information is considered essential for NASA to conduct a fair and uniform evaluation of proposals in accordance with the evaluation factors provided in Section III.

Aside from completing blanks and attaching finalized exhibits, NASA expects to enter with the selected Proposer into the Model EULA. If there is a particular reason the Proposer is not able or willing to agree to any of the provisions of the Model EULA, the Proposer must notify NASA in writing of such Proposer-required modifications to the Model EULA during the Question-and-Answer Period (defined herein). Each Proposer-required modification will be assessed by NASA to determine if NASA is willing to accommodate the required modifications. NASA may choose to accept the required modifications, may choose to reach out to Proposer to discuss the required modifications further, or may choose to reject the required modifications, and will so notify Proposer.

NASA reserves the right, at any time, without notice, at its sole and absolute discretion, to extend any deadline set forth in this AFP or reject all proposals and terminate the AFP process, P ag e 12 | 22 AFP-GRC-CCL-2024 in whole or in part. If proposals do not comply with Proposal Content and Format requirements, NASA shall not evaluate the proposal.

Proposals must be submitted electronically in Portable Document Format (PDF) via email to HQ-Real Estate at hq-realestate@mail.nasa.gov, and are due no later than 5:00 PM Eastern Time, on January 16, 2025. Late proposals will not be accepted.

If the size of a proposal file is too large to submit, alternative methods to submit will be provided. Submit an email to hq-realestate@mail.nasa.gov for an alternative submission method. If a Proposer uses an alternative submission method, the proposal must still be submitted by the time listed above.

To ensure timely delivery, the participant is encouraged to submit its proposal at least 24 hours prior to the due date specified. The electronic submission of the proposal shall contain all information required by this AFP to be determined responsive. All proposals received on time will be acknowledged. Proposals received by NASA after the due date and time will not be accepted. Proposals that do not meet the eligibility, page limit line spacing, font size and other administrative requirements as listed in this AFP shall be eliminated without review. Hard copies will not be accepted.

Proposals submitted in response to this AFP will not be returned. Proposers are encouraged to limit the amount of Proprietary Data (defined below) included in their proposal, and only include such information that is necessary to meet the proposal requirements listed in this AFP. Proposers must clearly mark any Proprietary Data in their proposal. For purposes of this AFP, “Proprietary data” means data embodying trade secrets developed at private expense or commercial or financial information that is privileged or confidential, and that includes a restrictive notice, unless the data is: known or available from other sources without restriction;

known, possessed, or developed independently, and without reference to the proprietary data;

made available by the owners to others without restriction; or required by law or court order to be disclosed. With respect to such Proprietary Data, NASA shall:

a. Use, disclose, or reproduce such Proprietary Data only as necessary to evaluate the proposal;

b. Safeguard such Proprietary Data from unauthorized use and disclosure;

c. Allow access to such Proprietary Data only to its employees requiring access for purposes of evaluating the proposal;

d. Preclude disclosure outside NASA; and

e. Notify its employees with access about their obligations under this AFP and ensure their compliance.

NASA may retain proposals as needed to fulfill legal or administrative requirements in connection with the AFP and selection. Participation in the AFP is voluntary. NASA will not reimburse any costs associated with proposal development, submission, or consideration.

mailto:hq-realestate@mail.nasa.gov

P ag e 13 | 22 AFP-GRC-CCL-2024

Proposers may submit questions via the NASA HQ Real Estate email address during the Question-and-Answer Period. The “Question-and-Answer Period” shall commence once this AFP has been publicly posted to SAM.gov, and shall end on April 5, 2024. NASA will only respond to written questions submitted to hq-realestate@mail.nasa.gov during the Question-and-Answer Period identified above, and NASA will not respond to questions received outside of the Question-and-Answer Period. A list of answers to questions of general interest to all proposers will be posted on SAM.gov. Subject line for all questions shall reference “AFP-GRC-CCL-2024.” Questions received after the due date will not be addressed.

Proposals shall be divided into four sections: Base Rent, Financial Capability/Viability, Technical Approach, and Impact to Local Economy.

Proposer should present information for each section as follows:

A) Fair Market Value – Proposers shall provide their proposed first year FMV within the high and low values set forth herein.

B) Financial Capability/Viability – Proposers will demonstrate the financial capability to successfully implement their proposal strategy, including the design and development for the proposed use including the associated infrastructure support, activation, and operations to sustain the proposed activities over the term as described in the Technical Approach. Proposers shall provide the following business and financial information and reference relevant sections in the Technical Approach as applicable.

1. A demonstrated business proposal including proposed development/improvements, operations, economic impact, and any secured contracts or agreements, and/or market analysis including any current or future arrangements with NASA that the Proposer’s use of the available property would be used to support or be reliant upon the use of the Proposers’ development/operations of the property to fulfill the requirements under these arrangement(s).

2. Proposers’ organization structure and history of company including date company established, lines of business, locations, size, number of employees, etc.

3. Current or prior history with the Federal Government including other lease arrangements, contracts, or agreements. Unique Entity ID (UEI) for Sam.gov, Cage Code, or DUNS number and Arrangement #, if available.

4. Planned capital and operational budget including capital phasing plans (for developing/improving the Property) over the Life Cycle of the proposed activity by year and phases including conceptual design, construction, execution, operations/maintenance, and deactivation/decontamination/disposition provided as a rough order of magnitude (ROM), with all planned or expected costs to develop and operate the Property.

mailto:hq-mailto:realestate@mail.nasa.gov

P ag e 14 | 22 AFP-GRC-CCL-2024

The budget must include all planned or expected costs to develop the land to the point of occupancy and the expected operating budget after occupancy.

5. Sources of capital to meet budget requirements for all planned or expected costs to develop and operate Property. Proposer shall provide an approved company capital investment proposal for the proposed project and any pre-approvals, Letters of Credit, or Credit Ratings/Guarantees sufficient to meet the expected development costs.

6. Proposers shall provide documentation demonstrating financial viability of the proposed development and operations of the proposed project. This may include financial statement(s) for the four most recent company fiscal years (Balance Sheet, Statement of Net Cost, Income Statement, Statement of Cash Flows), annual reports, etc., demonstrating the overall financial capabilities and health of the company. At a minimum, the Proposer shall provide most recent Audit Opinion or Statement from CPA/IPA on their financial statements, Statement of Assurance from the Proposer’s Chief Financial Officer (CFO) confirming the planned capital investment and ability of the Proposer to meet the proposed project development and operation costs.

The Proposer shall identify the proposed approach to appropriately satisfy its financial and performance obligations to NASA during the lifecycle of the lease, including maintaining liability insurance at the levels set out by NASA in the lease or other financial assurance mechanisms should the Proposer be unable to meets its obligations at the end of the lease period. At least annually, the Proposer shall demonstrate its financial capabilities to NASA to meet the life cycle requirements stipulated within the lease.

NASA may consider and evaluate any other data obtained from other sources in order to corroborate any additional information provided by the proposers.

C) Technical Approach – Describe their technical approach for the development of the

Leased Property:

Subfactor 1 – Planned Development and use of the Property

Describe planned complex development that will take place. Identify any secondary land uses that are necessary to create a total end-to-end proposal.

1. The planned development including any associated infrastructure support (utility lines/tie ins, perimeters, security, roadways, etc.) and associated timelines and milestones.

2. End-to-end concept of proposed operations and activities, including a map or maps that show the planned infrastructure/facility layout across the land available for lease.

P ag e 15 | 22 AFP-GRC-CCL-2024

3. If applicable, plan for working with other proposers if not taking all acreage offered.

4. Plan for working with various stakeholders to create a cohesive function and aesthetic.

5. The proposers shall demonstrate their planned development will not interfere with other ATF operations.

Provide and discuss facility design concepts and requirements, including:

1. Size of facility, footprint, and safety buffer zones.

2. Electrical power, water, sewer, and commodity requirements.

3. Use or storage of hazardous substances, chemicals, etc.

4. Approach to sustainable design and construction.

5. Security considerations.

6. Environmental considerations.

Provide a schedule for construction, secondary land uses, overall integration of development activities and operations. Describe the following, as applicable:

1. Milestone schedule and phasing; and

2. Critical path elements.

Subfactor 2 – Mitigation of Potential Adverse Effects from Development and Operations including site specific safety, health, environmental, and hazard mitigation approach to ensuring the safety of operations and personnel and protection of the property and surrounding properties from damage.

Describe your approach to risk management. Address the following, as applicable:

1. Risk identification and mitigation.

2. Identification of standards and processes.

Describe your mitigation approach to safety, environmental, and health hazards. Address the following subjects, as applicable:

1. Protecting employees, other GRC personnel, and the public.

2. Hazardous commodities used on site and hazard communications.

3. Identification of key safety and environmental practices; and

4. Previous safety performance, ratings, or surveys.

D) Impact to Armstrong Test Facility and Local Economy – Proposers shall provide description of planned economic impacts to ATF and the local economy as a result of leasing the CCL Complex at ATF, Sandusky Ohio. The proposal put forward shall include the following:

P ag e 16 | 22 AFP-GRC-CCL-2024

Employment (or jobs) Reported as a headcount of jobs, not in terms of full-time equivalents. Count of jobs includes both full-time and part-time workers. For example, 10 full-time workers and 10 part-time workers would be reported as 20 jobs. Proposers may describe the type of jobs expected (Technology, engineering, etc.)

Economic output Includes the amount of capital to be invested into the CCL Complex, with emphasis placed on the use of local materials and workforce.

Value added is the intangible value to the local economy (Midwest, regional, local).

Proposers are reminded that this process does not involve the procedures set forth in the Federal Acquisition Regulation (FAR) or the NASA FAR Supplement. This AFP will not result in the award of a contract using federally appropriated funds.

IV. EVALUATION FACTORS FOR PROPOSAL

Following proposal receipt, the Government will conduct an initial review of all timely proposals for completeness, relevance to NASA’s stated Purpose and Objectives as well as adherence to Section II & III AFP requirements. NASA reserves the right to reject without further evaluation proposals found to be incomplete, irrelevant and/or which fail to adhere to the Section II & III requirements of this AFP.

After elimination of any proposals which do not pass the initial review, NASA will evaluate and rank the remaining proposals according to an overall rating for each of the individual proposals and associated risk. NASA evaluation team will review and assess the respective proposals in accordance with the Evaluation Factors described below:

Factor 1: Base Rent – NASA will rely solely on the information provided in the section of the proposal that corresponds to Section III (A), above. Proposals will be accepted for the Base parcel and any or all of the Option parcels as described herein.

Factor 2: Financial Capability/Viability Factor – NASA will use data provided in the sections of the proposal that correspond to Section III (B).

Factor 3: Technical Approach Factor – NASA will rely solely on that information provided in the section of the proposal that corresponds to Section III (C), above.

Factor 4: Impact to Armstrong Test Facility and Local Economy – NASA will use information provided in the section of the Proposal that corresponds to Section III (D).

P ag e 17 | 22 AFP-GRC-CCL-2024

Factor Ratings:

Factor 1: Base Rent will be ranked based on the information provided in the proposal and assessed based on the impact and benefit to NASA. Higher proposed values will be preferred over lower proposed values.

Factor 2: Financial Capability/Viability will be ranked and evaluated based on information outlined under Factor 2 above based on Proposer’s financial ability to meet the proposed activities and obligations under the lease:

Level of Confidence High The reviewer(s) technical assessment determines NASA has a high level of confidence that the Proposer has the financial ability to perform as proposed and meet the financial obligations under the lease.

Medium The reviewer(s) technical assessment determines NASA has a medium level of confidence that the Proposer has the financial ability to perform as proposed and meet the financial obligations under the lease.

Low The reviewer(s) technical assessment determines NASA has a low level of confidence that the Proposer has the financial ability to perform as proposed and meet the financial obligations under the lease.

Factor 3: Technical Approach will be assigned a Level of Effectiveness in accordance with the following criteria determined by NASA reviewers:

Level of Effectiveness Criteria Very High Level of Effectiveness

The reviewer(s) technical assessment determines the proposal demonstrates a very highly effective technical approach to the proposed use of the leased land.

High Level of Effectiveness The reviewer(s) technical assessment determines the proposal demonstrates a highly effective technical approach to the proposed use of the leased land.

Moderate Level of Effectiveness

The reviewer(s) technical assessment determines the proposal demonstrates a moderately effective technical approach to the proposed use of the leased land.

Low Level of Effectiveness The reviewer(s) technical assessment determines the proposal demonstrates a less effective technical.

Approach to the proposed use of the leased land.

Very Low Level of Effectiveness

The reviewer(s) technical assessment determines the proposal demonstrates an ineffective technical approach to the proposed use of the leased land.

P ag e 18 | 22 AFP-GRC-CCL-2024

Factor 4: Impact to Armstrong Test Facility and to local economy will be assigned based on the following criteria determined by NASA reviewers:

Level of Economic Impact High The reviewer(s) technical assessment determines the proposal demonstrates a high level of economic impact to ATF and the local economy Medium The reviewer(s) technical assessment determines the proposal demonstrates a medium level of economic impact to ATF and the local economy Low The reviewer(s) technical assessment determines the proposal demonstrates a low level of economic impact to ATF and the local economy

Relative Importance of Evaluation Factors:

All factors are of approximately equal importance. No one factor has more importance or significance than another factor. Notwithstanding, any one factor may be the distinguishing factor.

If NASA determines in its discretion that additional clarification is needed on information within the scope of the information requested by the AFP, NASA will contact Proposer in writing with a list of questions for written response to the specific questions only.

Clarifications will not permit the Proposer to update their proposal. Final proposal ratings may be updated in NASA’s discretion, if deemed necessary, based on the information provided.

After completing evaluations of submittals, NASA will present the results of the evaluations to a designated Selection Official. The Selection Official will consider the results of the evaluation as well as programmatic considerations and select a Proposal. NASA reserves the right to select one or none of the proposals received in response to this AFP. NASA will not select more than one proposal from this AFP. All respondents who submitted proposals will be notified of their selection status.

Upon selecting a potential Proposal, NASA will send the potentially selected Proposer a draft Lease in the form attached as the Model EULA and with blanks completed and exhibits finalized by NASA in reference to the particulars identified in the Proposal and those Proposer-required modifications submitted during the Question-and-Answer period which NASA accepted. If there are clerical corrections needed, Proposer will notify NASA in a timely manner, but NASA will not negotiate any further modifications to the Model EULA. At this time, the candidate Proposer may either sign and return the Lease or return it to NASA unsigned in which case the candidate Proposer will no longer be considered. At any point prior to the candidate Proposer signing the documents, NASA may choose to forego any further negotiations with the Proposer, and the candidate Proposer will no longer be considered. If candidate Proposer signs the Lease in a form agreed by NASA, then NASA will countersign.

Selection of a Proposal will only be considered final upon signing of the Lease by both parties.

Public announcement by any party of any selection will occur only after the Lease is signed by

P ag e 19 | 22 AFP-GRC-CCL-2024 both parties, and any announcement by the potential selectee prior to such time may result in NASA withdrawing the selection.

Following the execution of the Enhanced Use Lease Agreement, the selected Proposer will be required to execute a RSAA in the event the selected tenant will wish to obtain demand services from NASA as more specifically set out in the Model EULA.

NASA reserves the right to select a Proposer based on the proposals and may or may not conduct due diligence to ensure sufficient information is received for evaluation.

Therefore, Proposers must submit their best content in their proposals.

V. ADDITIONAL INFORMATION

If interested parties would like to view the property prior to proposing and there is enough overall interest, at its discretion GRC may host an Industry Day. Any updates for an industry day will be posted via SAM.Gov.

Interested parties should provide a written response via the NASA HQ Real Estate email address, hq-realestate@mail.nasa.gov. Include Industry Day and announcement number (AFP- GRC-CCL- 2024) in the subject line. Requests for an Industry Day need to be received NLT:

March 29, 2024.

NASA is not required to make a selection and will only do so if it is in NASA’s best interests. Any documents related to this AFP will be available on the Internet located on SAM.gov at: https://sam.gov/content/home https://sam.gov/content/home

P ag e 20 | 22 AFP-GRC-CCL-2024

It is the Proposers’ responsibility to monitor the Internet site for the release of the AFP documents and amendments (if any). Potential Proposers will be responsible for downloading their own copy of the AFP documents and amendments (if any).

Proposed uses of land and facilities at GRC under any agreement may require environmental analysis in accordance with the National Environmental Policy Act (42 U.S.C. §4321 et seq.).

No solicitation exists; therefore, do not request a copy of a solicitation. Additional information, if forthcoming, will be synopsized in the System for Award Management (SAM). It is the responsibility of potential users to monitor SAM for the release of any additional information or synopsis.

This AFP is not to be construed as a commitment by the Government to enter into any contract or agreement, or into the negotiation of any contract or agreement.

NASA will not pay for any information provided. NASA will not be obligated to respond or provide the results of any evaluations.

Ombudsman

GRC ombudsman has been appointed to hear and facilitate the resolution of concerns from Proposers during the pre-selection and post-selection phases of this activity. When requested, the ombudsman will maintain strict confidentiality as to the source of the concern. The existence of the ombudsman is not to diminish the authority of the Proposal Evaluation Team, or the Selection Official. Further, the ombudsman does not participate in the evaluation of proposals, the selection process, or the adjudication of formal disputes. Therefore, before consulting with the ombudsman, interested parties must first address their concerns, issues, disagreements, and/or recommendations to the Proposal Evaluation Team (PET) Chair for resolution.

If resolution cannot be made by the Proposal Evaluation Team (PET) Chair, interested parties may contact the appointed ombudsman.

Concerns, issues, disagreements, and recommendations which cannot be resolved by the Proposal Evaluation Team (PET) may be referred to the GRC ombudsman identified above.

Please do not contact the ombudsman to request copies of the announcement, verify the proposal due date, or clarify technical objectives. Such inquiries shall be directed to the Proposal Evaluation Team (PET).

P ag e 21 | 22 AFP-GRC-CCL-2024

NASA Points of Contact:

Primary:

Carlos Flores 269-876-92078 Glenn Research Center Facilities, Test and Manufacturing Directorate Strategic Planning Branch

Real Property Accountable Officer: Realty Specialist:

Robert Strunak William “Billy” Driebergen 216-433-2199 228-305-0007 NASA Headquarters, NASA Headquarters, Facility and Real Estate Division Facility and Real Estate Division

VI. ATTACHMENTS

The following attachments are included with this AFP, are a critical element and considered part of Proposers submissions:

Attachment A: Aerial Map of Facility (Figures 1 - 6) Attachment B: Model Enhanced Use Lease Agreement (EULA) Attachment C: Environmental Site Assessment (ESA)