AFP-JSC-EXP-2026 QA Response.docx

NASA Response to Questions Submitted during the Announcement for Proposals (AFP) Question and Answer Period

Exploration Park at NASA Johnson Space Center

Notice ID: AFP‑JSC‑EXP‑2026

1. Is the owner willing to push out the initial lease term to 40 years or longer for the purpose of allowing the ground lease to match the useful life of the improvements and for the purpose of trying to utilize public financing tools for some of the infrastructure for the site?

While we expect the terms listed in the model lease to be acceptable, the agency is willing to consider justification for a longer lease period. Please provide your proposed term for successful development in your proposal response.

2. Please confirm this will be a true ground lease with the developer having ownership of the improvements.

Confirmed.

3. Is the owner willing to allow a special district overlay over the property (e.g., Municipal Management District)?

Municipal Management Districts are a City of Houston/State of Texas construct. As NASA expects to remain the owner of the underlying real property, such districts are not expected to have a role in the Exploration Park. The United States Government and the City of Houston will retain concurrent legislative jurisdiction over the Exploration Park. As detailed in the AFP, each proposer is expected to submit with its proposal a Coordination and Collaboration Plan setting out suggestions for how the tenants in the Exploration Park could work together, but a specialized governmental entity like a Municipal Management District is not contemplated. The federal government will levy no taxes on this property but any other state or local taxes are between the leaseholder and those entities.

4. What is the current availability of water to the site and what is the current availability of wastewater capacity to the site?

There is a CLCWA water line running along Saturn Lane. There is no wastewater service with adequate capacity available in this area for the proposer to connect to. It is the intent that any utility services would be coordinated and obtained directly from local utility providers and coordinated between tenants.

5. Are water and wastewater to the site currently provided by Clear Lake City Water Authority?

There is a CLCWA water line running along Saturn Lane. There is no wastewater service with adequate capacity available in this area for the proposer to connect to. It is the intent that any utility services would be coordinated and obtained directly from local utility providers and coordinated between tenants.

6. Are we able to drill a water well on site for water usage?

No.

7. Are there any restrictions on co-locating significant private power generation/CCHP facilities or substations on site to support high intensity utility users?

Proposals should include detailed information on proposed power generation, as this may have environmental permitting and technical considerations. Proposals will be evaluated under the NEPA requirements for environmental impacts and mitigation.

8. Are there any specific NASA or federal restrictions on commercial activities that require high volume water consumption, discharge, or closed loop agricultural systems?

Proposals should include information for your proposed water consumption, discharge, or closed loop agricultural systems, as this may have environmental permitting and technical considerations. Proposals will be evaluated under the NEPA requirements for environmental impacts and mitigation.

9. Does NASA retain sole land use, permitting, and building code jurisdiction over the Available Land, or will the developer be subject to City of Houston/local municipal zoning, planning, and permitting processes?

See sections 7.3 “General Compliance and Permitting” and 5.2 “Design and Construction Requirements” in the model lease.

NASA retains zoning, planning, and permitting on federal property, however, tenant shall coordinate and comply with the City of Houston (CoH) design, construction, and permitting requirements and processes, including the City of Houston's Certificate of Occupancy processes.

Tenant will coordinate with appropriate utility authorities for service at no cost to NASA. All infrastructure development including design, permitting, installation, construction, operations, and maintenance costs, is the responsibility of the tenant.

10. If local jurisdiction applies, will NASA support the developer in seeking necessary variances, rezoning, or the establishment of special districts?

It is unclear what support means in this context. NASA may decide to provide assistance where appropriate. Tenants should coordinate with NASA should they decide to seek any of these special provisions.

11. Are there any height, line of sight, or noise generation restrictions on the Available Land due to flight paths, adjacent NASA operations, or security perimeters?

The available land has height restrictions per the FAA due to proximity to nearby airports. Proposer should investigate such restrictions. Additionally, there may be structural restrictions based on the JSC Historic District, which will be coordinated with the SHPO and evaluated under the NEPA requirements for impacts and mitigation.

Per the lease, Proposer will be required to coordinate UAS flights with JSC security, and such flights are forbidden over JSC secured areas.

Proposals will be evaluated under the NEPA requirements for noise impacts and required mitigation. Please note potential impacts to sensitive receptors (middle school and endangered species) and residential areas governed under City of Houston ordinance which are adjacent to parts of the AFP area.

12. Beyond Saturn Lane, are there restrictions on developing additional ingress/egress points to support heavy commercial or industrial traffic?

Proposals should include information for additional ingress/egress points to support any heavy commercial or industrial traffic. Coordination with City of Houston will be required as they are the easement holder for Saturn Ln. Proposer has no right of access to JSC secured areas within the gates.

13. Are there existing telecommunications or fiber easements on the property, and what are the limitations on a developer bringing new, diverse fiber pathways to the parcel?

None known. It is the intent that any utility services would be coordinated and obtained directly from local utility providers and coordinated between tenants.

14. Does NASA have any preferential rights or requirements to tap into the utilities or infrastructure generated by the developer on the Available Land?

Presently, none.

15. Given the potential for phased, mixed use development, what are the specific conditions, consent requirements, or restrictions regarding the master tenant's ability to sublease to various commercial, industrial, or institutional subtenants?

Please refer to Article 11 - Assignment and Sublease in the model lease.

Tenant may sublease the premises to any sublessee of its choosing, provided that all proposed subleases remain consistent with the permitted purpose and use restrictions set forth in this Lease. In accordance with the Lease, NASA retains the right to review and approve all proposed subleases.

16. Under a 40-year base plus two 20-year options structure, at what point in the lease term are the option periods exercisable, and are there performance milestones required to trigger them?

Please refer to the model lease. Option periods may be exercised any time prior to the termination of the prior period. However, per the model lease, tenant must notify NASA of its intent to exercise one year prior to the lease’s current expiration date. No performance milestones are required.

17. Will NASA agree to standard non disturbance agreements (SNDAs) for subtenants and leasehold mortgagees to protect their interests in the event of a master lease default?

NASA will consider on an ad hoc basis any Subordination, Non-Disturbance and Attornment Agreement a subtenant may consider applicable, but NASA does not expect such agreements will be applicable to subtenants and does not expect to enter into any such agreements. The Model Lease agreement outlines rights and obligations of the parties as respects subtenants.

18. Will NASA publish a list of interested parties for Exploration Park to help facilitate collaboration and partnerships?

NASA has received interest from the following parties: Aerospace Corp, Waypoint2Space, Texas A&M University, and Manhattan Construction.

19. Is it possible to create a pedestrian bridge from Exploration Park to the NASA campus similar to the access at the Gilruth Center?

NASA will consider and evaluate proposed secure access points suggested by proposers.

20. If we propose an 'Anchor' model designed to house our primary operations while constructing for smaller aerospace/technology companies, does NASA prefer to see that the entire future capacity is accounted for in the initial utility, drainage and master building plan, or is NASA more interested in seeing a phased approach where we start with a smaller footprint only for our company and expand onto the adjacent acreage in the parcel as those sub-tenants are identified at a much later date in collaboration with NASA?

Interested parties should submit proposals in accordance with the criteria outlined in the AFP instructions, and NASA will evaluate all proposed approaches consistent with the requirements in the AFP.

21. What is the FMV ground lease rate, please?

Please refer to the FMV range in the AFP.

22. Will the company have ability to bring utilities to the site?

Yes. Please refer to AFP and Model Lease.

23. Is there a plan in place for road access to the various parcels?

NASA will consider and evaluate proposed road access suggested by proposers.

24. Sec. I. INTRODUCTION – Description: It appears the 183.7 acres indicated includes the 13 acres associated with “the arrow”. Will NASA consider a partial reduction of this space to accommodate access from Saturn Lane into the deeper parts of the property?

Yes, the 183.7 acres includes the arrow. Offerors may propose to all or any portion of the 183.7 acres. NASA and SHPO are interested in re-use opportunities with the arrow provided the overall shape of the arrow remains intact. Proposed use of the arrow will be negotiated through SHPO as described in the AFP. Access from Saturn Lane will not be owned, operated, or maintained by NASA. Such proposed access must be included in one or more leases and must be coordinated between tenants.

25. Sec. I. INTRODUCTION – Description: This states the developable zone may be further subdivided. Is there any objection for the zones to be reduced to fewer lots covering the same overall area?

Offerors may propose to all or any portion of the 183.7 acres.

26. Sec. II. GUIDELINES – Security Separation: In order to maintain security of this site outside of the NASA security area, fencing will be provided. What sort of access points on roadways is envisioned? Manned gates? Is this what is referred to as a JSC standard design under development?

As a result of the lease, the existing JSC perimeter fencing boundary will be altered. The Proposer shall recommend a new boundary fence line on the Property that is compliant with the physical security requirements of NASA. Tenant shall not have continued access to the leased property through NASA’s entry gates and are required to supply their entry and exit access to their leased property tract(s). Tenant’s relocation of NASA’s security fence will be subject to current NASA standards, and subject to JSC approval.

27. Sec. II. GUIDELINES – Existing Infrastructure: Since this development may not tie into any existing JSC infrastructure but will provide new infrastructure, is this paragraph referring only to any “existing infrastructure” that may lie within the property?

Correct. NASA has a sanitary sewer line that lies within the boundary of the overall Exploration Park area, as shown on the attached figure. Additionally, should the proposer elect to lease the arrow, there are some storm water manholes and communication lines located within the arrow footprint.

28. Sec. II. GUIDELINES – Coordination and Collaboration Plan – Shared Infrastructure and Utilities: Will there be a governance body to operate the operations and maintenance of shared infrastructure (billing, payments, work orders, etc.) and security operations, or will this function fall under the NASA JSC Exploration Park Coordination Board referenced in Para. 5 – Governance and Communication Mechanisms?

NASA intends to continue the NASA JSC Exploration Park Coordination board to facilitate interaction between JSC and tenant organizations but will not be involved in operations and maintenance of shared infrastructure (billing, payments, work orders, etc.).

29. Sec. II. GUIDELINES – Coordination and Collaboration Plan – Common Green Space: The information provided is in regard to shared utilities. Is there an expectation of Green Space amenities, and if so, is it up to the Proposer to identify?

It is up to the proposer to identify any green space amenities and planned coordination with other tenants. Proposers will need to adhere to Flood Control District and NEPA.

30. Sec. II. GUIDELINES – Security: May the entry/access points at the security fence be accomplished by locked gates or a public/private separation accomplished by the specific building design in combination with fencing/locked gates?

NASA will consider and evaluate proposed entry/access points as submitted by proposers

31. Sec. II. GUIDELINES – Infrastructure: Will NASA co-fund investments in infrastructure like roads, utilities, or flood control structures?

No.

32. Sec. II. GUIDELINES – Environmental: Is any information currently available regarding restrictions for development near the breeding area for the endangered species?

Breeding season for the Attwater’s Prairie Chickens run from February through August. Restrictions will depend on the proposed use and impacts identified during the preparation of Environmental Assessments. Mitigation will likely need to address noise, lighting, and other impacts identified during the Environmental Assessment as part of the National Environmental Policy Act (NEPA) process.

33. Sec. II. GUIDELINES – Historic Preservation: Demolition of the arrow is prohibited. Can this be reconsidered?

The arrow, excluding the tower, is a contributing property to JSC’s Historic District, especially as it is an easily identifiable feature seen from aerial photographs. As identified in the AFP, the NASA NHPA lease program prohibits the determination of an “adverse effect” on the property, which would result from outright demolition. However, there are a variety of adaptive reuse options that can be considered for the arrow that may be allowed with concurrence from the Texas State Historic Preservation Office (SHPO) of a “conditionally no adverse effect” or “no adverse effect” determination. NASA JSC will coordinate review of any proposed reuse options with the Texas SHPO for interested parties.

34. In various sections of the Model Lease, including but not limited to Section 5.2 and Section 5.4, are the time periods referred to therein calendar days or business days?

Calendar, unless otherwise noted.

35. Model Lease Article 2 – Will NASA consider leases with a phased development?

NASA will consider and evaluate proposed phased development.

36. Model Lease Article 2 – Will NASA consider a longer initial lease term to better align with possible financing amortization schedules?

While we expect the terms listed in the model lease to be acceptable, the agency is willing to consider justification for a longer lease period. Please provide your proposed term for successful development in your proposal response.

37. Model Lease Sec. 2.2 – Will NASA consider tying rent escalations to the CPI?

No.

38. Model Lease Sec. 3.1 - Will NASA consider waiving and/or abating rent payments for land developed for public access, public amenities (including park-like public use), and/or general infrastructure?

No.

39. Model Lease Sec. 3.1 - Will NASA consider delaying rent payments for land developed under a phased construction structure?

NASA will consider proposed phased construction structure and delayed commencement date.

40. Model Lease Sec. 4.4 – Will NASA consider granting an easement through the property that is not currently part of this development in order to provide a secondary entry/exit point at the rear of the development to West Linkage Road?

NASA will consider and evaluate proposed easements through NASA property suggested by proposers.

41. Model Lease Sec. 7.8 – If a spill occurs on property leased by Tenant, necessitating a response and possible remediation, may the Tenant use or request contractors other than NASA contractors for spill response and/or remediation even if it has entered into an RSAA?

Yes, unless the spill encroaches on NASA property outside the leasehold. NASA or their contractor may verify the extent of cleanup performed by others.

All spills to pervious surfaces shall be cleaned up to applicable state standards unless approved in writing by the NASA TPOC. After the cleanup action has been completed, Tenant shall prepare a written cleanup report at Tenant's expense. At a minimum, the report shall include a description of the corrective actions taken, a map showing the spill location, general dimensions of the affected area using Global Positioning System coordinates, photos of the spill before and after cleanup, and confirmatory sampling results providing evidence of adequate cleanup. Tenant shall submit cleanup reports to the NASA TPOC within thirty (30) days after the cleanup action has been completed.

42. Model Lease Sec. 10.1 - Would NASA be willing to look at other options for the restoration of the property upon termination of the lease?

No.

43. Is NASA’s expected access near fire station?

NASA will consider and evaluate proposed road access suggested by proposers. Proposer has no right of access to JSC secured areas within the gates.

44. Is consideration for pedestrian access gate to onsite an option?

NASA will consider and evaluate proposed access gates suggested by proposers.

45. Is the main gate on SATERN lane the access point for the site?

NASA will consider and evaluate proposed road access suggested by proposers. The JSC fence will be moved at the tenant’s expense to maintain security.

46. Are Center services provided past fence?

A tenant may independently elect to enter into a separate Reimbursable Space Act Agreement with NASA for the purpose of obtaining and funding any NASA center services or technical capabilities. Any such reimbursable agreement shall be negotiated and executed in accordance with NASA policy and shall require the tenant to reimburse NASA for the full cost of the support provided.

47. Are there any existing infrastructure/utilities on the site?

here is an existing sanitary line originating from Space Center Houston, along with additional utilities located beneath the area indicated by the arrow. JSC requires use of its internal dig permit process to identify all subsurface utilities before any ground‑disturbing activities occur in proximity to JSC-owned utility infrastructure.

48. AFP has coordination requirement between leases for access, but there is no set list. Would NASA act as an arbitrator role for disputes between lessees?

No.

49. Is the property in a flood plain?

The site is located within the 500‑year floodplain. The City of Houston requires finished-floor elevations to be constructed a minimum of 2 feet above the designated floodplain; JSC facilities are elevated 3 feet above this level. Compliance with all City of Houston and Harris County Flood Control District flood‑management requirements applies. JSC is the MS4 permit holder for onsite stormwater discharges, including those conveyed through Ditch 25 and Ditch 26.

50. Are there going to be requirements for parcels next to the Attwater's Prairie Chicken/Houston Zoo pens?

Breeding season for the Attwater’s Prairie Chickens run from February through August. Restrictions will depend on the proposed use and impacts identified during the preparation of Environmental Assessments. Mitigation will likely need to address noise, lighting, and other impacts identified during the Environmental Assessment as part of the National Environmental Policy Act (NEPA) process.

51. Can we bid on one or more partial parcels?

Yes.

52. How do we ensure we have access to a parcel that doesn't align with Saturn Lane?

NASA intends to continue the NASA JSC Exploration Park Coordination board to facilitate interaction between JSC and tenant organizations.

Please see “Coordination and Collaboration Plan” in the AFP instructions.

53. What services could be negotiated as part of an accompanying RSAA (ie, security)?

NASA will consider and evaluate proposed services suggested by proposers.

54. Are there restrictions on who can sublease space?

Please refer to Article 11 - Assignment and Sublease in the model lease.

Tenant may sublease the premises to any sublessee of its choosing, provided that all proposed subleases remain consistent with the permitted purpose and use restrictions set forth in this Lease. In accordance with the Lease, NASA retains the right to review and approve all proposed subleases.

55. How will access points be decided?

NASA will consider and evaluate proposed secure access points suggested by proposers.

56. Would a restaurant be an acceptable use of the property?

Refer to AFP for desired uses of land.

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