SSC AFP Enterprise Park.pdf

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NATIONAL AERONAUTICS AND SPACE ADMINISTRATION (NASA)

AGENCY ANNOUNCEMENT FOR PROPOSALS (AFP)

FOR LEASE OF NON-EXCESS UNDEVELOPED LAND AND BUILDING

AFP-SSC-EP-2023

Last Updated: August 13, 2024

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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: Fair Market Value Rent (FMV) Factor 2: Financial Capability/Viability Factor Factor 3: Technical Approach Factor Factor 4: Experience Factor

V. Additional Information

Ombudsman NASA Points of Contact

VI. Attachments

Attachment A: Land Maps and Building 9121 (Figures 1-6)

Attachment B: Model Enhanced Use Lease Agreement (EULA)

Attachment C: Environmental Site Assessment (ESA)

Attachment D: Environmental Resource Document (ERD)

Attachment E: Preliminary Environmental Survey (PES) Template

Attachment F: Record of Environmental Consideration (REC)

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I. INTRODUCTION

Initiating Installation

NASA, Stennis Space Center, MS 39529

Description

This Announcement for Proposal (AFP) solicits proposals for lease of all or a portion of available Federal property at NASA Stennis Space Center (SSC) consisting of underutilized, non-excess (i) undeveloped land (“Land”), (ii) office building commonly known as Building 9121 (“B9121”), and (iii) area for a laydown yard (“Laydown Yard”) to be available for use during any construction activities. (See Attachment A, Figures 1 through 6).

The available Land (Attachment A, Figures 3 and 4) consists of three (3) parcels (A, B and C) totaling approximately 2,600 acres and a Laydown Yard (parcel D) of approximately 7.4 acres.

All Land is located inside of the controlled access portion of NASA SSC’s Government -owned and Government-operated facility, which is designated as the “Fee Area.” The Land is in the north-central region of the Fee Area and had been a part of the former Mississippi Army Ammunition Plant (MSAAP).

Parcel A: ~ 1,100 acres designated as Enterprise Park (Contains 2 Project Ready Certified sites.

See https://sscwebpub.ssc.nasa.gov/sscindustryday/default.aspx for certification data and environmental due diligence).

Parcel B: ~800 acres east of Enterprise Park (Parcel A)

Parcel C: ~700 acres south of Parcel B *

Parcel D: ~ 7.4 acres (Laydown Yard) located south of Enterprise Park and north of Building 9101

* Right of way access from Parcel C to the propulsion test complex can be considered for Tenants interested in having a more direct route.

Access to the Land from offsite is via Trent Lott Blvd (MS State Hwy. 607) on the west side and Mainline Rd. on the east side. Proposers may propose to lease the Land parcels in full or partially with potential for phasing and expansion and have potential for separation of facilities if commercial entities have privacy concerns.

B9121 (Attachment A, Figures 5 and 6) is a one-story office building constructed in 1989 that abuts Parcel A (Enterprise Park) on the southwest corner. B9121 consists of 11,287 gross sq. ft.

and 10,716 useable sq. ft. of office space located on 13 acres of Land. The facility includes paved parking areas located on the east and west sides adjacent to the building.

https://sscwebpub.ssc.nasa.gov/sscindustryday/default.aspx

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Successful proposers will enter into a lease agreement with NASA in the form set out in Attachment B, Model Lease, which will grant the selected Proposer sufficient rights to occupy, operate, modify, and maintain the real property in order to support the successful Proposer’s proposed use. Successful proposers will be financially responsible for construction, development, utilities, operations, and maintenance of the real property.

This Land and B9121 will be available at selection in “as is”, “where is” condition for up to a 30-year term. A base term with options or longer than 30-year terms can be proposed and will be evaluated by NASA.

Purpose and Objectives

For more than five decades, NASA SSC has served as NASA’s primary rocket propulsion testing Center. Today, the Center provides propulsion test services for NASA, Department of Defense, and Commercial tenants.

NASA seeks to further leverage SSC’s unique location, developable land, and infrastructure to support NASA’s mandate to encourage commercial use of space and accelerate development of the industry by leasing existing, underutilized, non-excess federal property and facilities for industry propulsion development, reducing development time and costs.

The objectives of this AFP are to:

• Publicize the availability of delineated Land and Facilities, and identify specific industry and non-federal public entities interested in leasing NASA land and facilities for use at SSC, as described in the purpose of this AFP;

• Increase commercial access to space;

• Enhance U.S. commercial competitiveness in the space, information technology, and aerospace and defense industries;

• Diversify the user base and operations at SSC; and

• Promote relationships that will build, expand, modernize, or operate space, information technology, aerospace, and defense related capabilities at SSC.

Proposals must include documentation supporting and enabling these initiatives. In addition, proposals should include any related secondary uses and/or any other uses in support of commercial space initiatives. Commercial use of SSC 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 SSC land that do not contribute to enabling the Government objectives listed above in this AFP.

Proposal Overview

All proposals must adhere to the guidelines detailed in Section II and the requirements detailed in

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Section III, Proposal Content. Proposals should describe the following:

• The Proposer’s planned use of the Property;

• Concept plans for development on the Property;

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

• The Proposer’s experience with development of underutilized, non-excess federal property;

• The Proposer’s experience with space, information technology, and aerospace and defense industries services; and

• The Proposer’s approach to propelling the space, information technology, and aerospace and defense industry economies.

Attachments

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

Attachment A: Land Maps and Building 9121 (Figures 1 - 6) Attachment B: Model Enhanced Use Lease Agreement (EULA) Attachment C: Environmental Site Assessment (ESA) Attachment D: Environmental Resource Document (ERD) Attachment E: Preliminary Environmental Survey (PES) Template Attachment F: Record of Environmental Consideration (REC)

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 Enhanced Use Lease Agreement.

Security

The Land intended for lease is inside SSC’s Government-owned and Government-operated facility designated as the SSC Fee Area (see Attachment A, Figure 2). Tenant and any employees and visitors to the tenant’s facility are subject to and must comply with NASA SSC access policies. Foreign Nationals are subject to additional restrictions in accordance with NASA policy. Tenant may restrict access to their leased space, consistent with the terms of the Lease. Tenant is responsible for security of the leased property, any improvements, and personal property.

There is an option for Parcel A and B to be located outside the existing NASA SSC security perimeter by relocating the security fencing if desired by the tenant. In this event, a proposed reconfiguration plan of the perimeter fencing, and access points/roadways, in order to have all or a

AFP-SSC-EP-2023 P ag e 6 | 32 portion of the available land outside of the NASA security area, shall be provided. Such modifications shall be at the sole cost and expense of the proposer and subject to NASA approval.

The proposer shall recommend a new boundary fence line that is compliant with NPR 1620.3B (Physical Security Requirements for NASA Facilities and Property). During the fence modifications and construction, there may be a need for Temporary Barriers, and the Proposer shall develop a plan compliant with the requirements in NPR 1620.3B. Physical barriers with access controls are required to prevent unauthorized entry to NASA SSC’s Government Owned and Government Operated facility. Tenant will not be allowed continual access to the leased property through NASA’s entry gates but will need to provide entry and exit access to the Property. Existing access points outside the current security perimeter exist, however improvements would have to be made to facilitate access. Tenant would assume all responsibility for security access for the portions of land located outside the security perimeter. The benefit this option is access to the Property located outside the security perimeter without engaging the NASA SSC security process for tenant employees, visitors, or foreign nationals.

Infrastructure

Water, sewer, electricity, gas, and communications are the responsibility of the Tenant and will not be provided by NASA SSC for the Land. 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.

Existing utility infrastructure available on or near the three Land parcels are high voltage electrical and natural gas. Other utility infrastructure, consisting of water, sewer, and communications, are available close to the perimeter of Land parcels A and C. This infrastructure includes both above- and below-ground works which are vital to the function of SSC. Note that NASA will require from time to time the ability to inspect the Tenant’s Land premises and provide sufficient notice to the Tenant in advance, as further detailed in the Model Enhanced Use Lease Agreement form. Existing infrastructure drawings can be provided upon request.

The water, sewer, electricity, gas, and communications utility infrastructure exist for B9121, and services can be made available, at Tenant’s option, through NASA SSC at Tenant’s expense through an RSAA.

Environmental

As a Federal agency, NASA is required to comply with the National Environmental Policy Act, 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 or more selected Tenant(s) 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

AFP-SSC-EP-2023 P ag e 7 | 32 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 is the base rent amount plus an amount for the shared support services NASA will provide under the lease which are associated with being located on NASA property.

The FMV range for each Land parcel and the Laydown Yard is as follows:

Greenfield Space

"Land" Total

Acreage

Rent Per Acre Per Year

The FMV range for B-9121, which includes 13 acres of land, is as follows:

Facility Land Rent per Building Sq. Ft. Per Year

Building 9121 (11,287 Sq. Ft.) 13 Acres Low High

$9.43 $11.85

Low High

Parcel A 1,100 $1,072 $1,393

Parcel B 800 $1,238 $1,621

Parcel C 700 $1,288 $1,684

Laydown Yard 7.4 $1,238 $1,238

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

In addition, any additional or demand services may be provided through an RSAA as described herein.

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

AFP-SSC-EP-2023 P ag e 9 | 32 met.

Historic Preservation

NASA intends to lease the real property for a specified term through an Enhanced Use Lease Agreement (Attachment B, EULA) which will provide the selected Tenant sufficient rights to operate, modify, and maintain the available land to support the proposed use.

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 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.

Tenant and NASA acknowledge that certain activities proposed under this 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.

Construction

The development of the Land and B9121 shall be in accordance with the provisions included in Attachment B: Model Enhanced Use Lease Agreement, Article 5.

Follow-on-Agreements

Prior to the execution of any agreement, the respondent may need NASA to undertake certain activities or support certain activities of the respondent, such as site investigations or environmental assessments, with respect to tenants’ usage of available Land or other aspects of the Tenant’s plan. NASA anticipates the respondent in those circumstances to enter into a reimbursable agreement with NASA under which the respondent will reimburse NASA for the full cost of the support being requested from NASA.

III. PROPOSAL CONTENT

By submitting a response, each Proposer accepts all the terms and conditions set forth in the Model Lease and it’s Exhibits. Unless approved during the

AFP Question and Answer period, modifications are not anticipated.

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-SSC-EP-2023.”

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 successful Proposer into the Model Lease in the form attached to the AFP. If there is a particular reason the Proposer is not able or willing to agree to any of the provisions of the EULA, the Proposer must notify NASA in writing of such Proposer-required modifications to the EULA during the Question-and-Answer period. 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 them, 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, in whole or in part. If proposals do not comply with Proposal Content and Format requirements, NASA can refuse to evaluate any proposal and return to Proposer without evaluation.

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 Friday, September 27, 2024. 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 AFP-SSC-EP-2023 P ag e 10 | 32 mailto:hq-realestate@mail.nasa.gov

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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 Announcement may be eliminated without review.

Hard copies will not be accepted.

Proposals submitted in response to this Announcement 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 Announcement. Proposers must clearly mark any Proprietary Data in their proposal. For purposes of this Announcement, “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 Announcement and ensure their compliance.

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

AFP Question and Answer Period

Questions and Answer Period will be a period of time commencing from the date the AFP is released and ending 5 days following release. Potential proposers are free to submit questions seeking clarification on any terms of the AFP or the Model Lease to hq-realestate@mail.nasa.gov.

NASA will only respond to written questions submitted by no later than 5:00 PM Eastern Time on August 20, 2024. Such questions should be limited to the scope of the AFP, and should not

AFP-SSC-EP-2023 P ag e 12 | 32 include any proprietary information. Answers to the submitted questions will be posted to this announcement prior to the closing of the AFP. Subject line for all questions shall reference “AFP- SSC-EP-2023.” Questions received after the due date will not be addressed.

Proposals shall be divided into four sections: Fair Market Value Rent, Financial Capability/Viability, Technical Approach, and Experience.

Proposer should present information for each section as follows:

A) Fair Market Value Rent – Proposers shall provide their proposed first year Fair Market

Value Rent.

NASA has determined the FMV for the Land as shown below with an annual escalation rate of 3.0%. Proposals will be accepted for designated portions of each Parcel, entire Parcel(s), or all Parcels of Land, including the Laydown Yard.

Fair Market Value Rent Greenfield Space

"Land" Total

Acreage Per Acre Per Year

Low High

Parcel A 1,100 $1,072 $1,393

Parcel B 800 $1,238 $1,621

Parcel C 700 $1,288 $1,684

Laydown Yard 7.4 $1,238 $1,238

NASA has determined the FMV for Building 9121 and the 13 surrounding acres, plus support service costs, as shown below with an annual escalation rate of 3.0%. Proposals for B9121 include the 13 acres surrounding the building as part of the Sq. Ft. FMV.

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Facility Land

Fair Market Value Rent Per Building Sq. Ft. Per Year

Low High

Building 9121 (11,287 Sq. Ft.)

13 Acres $9.43 $11.85

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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. 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 CFO confirming the planned capital investment and ability of the Proposer to meet the proposed project development and operation costs.

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The Proposer shall identify the proposed approach to mitigate risk to NASA during the lifecycle of the lease, including maintaining liability insurance 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 and use the obtained information in the evaluation of the Proposer’s financial capability.

C) Technical Approach – Describe their technical approach for the development of SSC real property for commercial space operations, including:

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.

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.

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

AFP-SSC-EP-2023 P ag e 16 | 32 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 SSC 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) Experience – Proposers will describe their related experience in the design and development of land, experience with space, information technology, and aerospace and defense industries activities, as well as experience related to planned operations. Discuss the following subjects, as applicable:

Technical Experience: Proposers shall include one example of a description of technical experience with development/improvement and operations/activities like those outlined in the Technical Approach.

The Proposer shall provide specific and relevant examples such as completed development or redevelopment activities, operations, responsiveness as a shared facility user, compliance with safety requirements, and facility management where successfully implemented.

1. Site selection, planning, National Environmental Policy Act (NEPA) compliance, and environmental permitting.

2. Design and engineering expertise.

3. Site work, infrastructure, and utilities connections.

4. Construction management and project control.

5. Aerospace development, manufacturing, testing, and operations.

6. End of project deactivation and demolition of facilities.

7. Commercial space, information technology, and aerospace and defense industry operations.

NASA may consider and evaluate any other data on the Proposers’ experience obtained from other sources and use the obtained information in the evaluation of the Proposers’ experience.

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

AFP-SSC-EP-2023 P ag e 17 | 32 award of a contract using federally appropriated funds.

IV. EVALUATION FACTORS FOR PROPOSAL

Following proposal receipt, the Government will review all timely received 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. NASA will evaluate and rank the proposals according to an overall rating for each of the individual proposals and associated risk. NASA will select the proposal or proposals in accordance with the Evaluation Factors and relative importance of those factors described below:

Factor 1: Fair Market Value Rent (FMV) – 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 designated portions of each Parcel, entire Parcel(s), or all Parcels of Land, including the Laydown Yard. Proposals for B9121 include the 13 acres surrounding the building as part of the Sq. Ft. FMV.

Factor 2: Financial Capability/Viability Factor – NASA will use data provided in the sections of the proposal that correspond to Section III (B) and, in addition, may use financial data independently obtained from other government or public sources in its evaluation.

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: Experience Factor – NASA will use information provided in the section of the Proposal that corresponds to Section III (D), and in addition may use public source data.

Factor Ratings:

Factor 1: Fair Market Value 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 potential risks.

Level of Confidence/Risk Criteria High NASA has a high level of confidence that the Proposer has the financial ability to perform as proposed with minimal risk to NASA.

Medium NASA has a medium level of confidence that the Proposer has the financial ability

AFP-SSC-EP-2023 P ag e 18 | 32 to perform as proposed with medium risk to NASA.

Low NASA has a low level of confidence that the Proposer has the financial ability to perform as proposed with high risk to NASA.

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Factor 3: Technical Approach will be assigned a Level of Effectiveness in accordance with the following Criteria

Level of Effectiveness Criteria Very High Level of Effectiveness

The proposal demonstrates a very highly effective technical approach.

High Level of Effectiveness The proposal demonstrates a highly effective technical approach.

Moderate Level of Effectiveness

The proposal demonstrates a moderately effective technical approach.

Low Level of Effectiveness The proposal demonstrates a less effective technical approach.

Very Low Level of Effectiveness

The proposal demonstrates an ineffective technical approach.

Factor 4: Experience will be assigned a level of Confidence in accordance with the following criteria:

Level of Confidence Criteria High NASA has a high level of confidence that the Proposer has the experience to perform as proposed.

Medium NASA has a medium level of confidence that the Proposer has the experience to perform as proposed.

Low NASA has a low level of confidence that the Proposer has the experience to perform as proposed

Relative Importance of Evaluation Factors listed in order of importance:

1. Fair Market Value Rent (FMV) (Tie breaker move to 4) if two or more proposal are equally rated

2. Financial Capability/Viability

3. Technical Approach – The following subfactors will be evaluated:

Subfactor 1 – Planned Development for SSC Real Property Subfactor 2 – Mitigation of Potential Adverse Effects from Development and Operations

4. Experience

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, if deemed necessary, based on the information provided.

After completing the evaluation of Proposers submittals, NASA will present the results of the Proposal evaluation 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

AFP-SSC-EP-2023 P ag e 20 | 32 reserves the right to select none, one, or more of the proposals received in response to this Announcement. All respondents who submitted proposals will be notified of their selection status.

NASA will contact the selected respondent to finalize overall lease process, as applicable, based on the Model forms, and considering any required modifications the respondent included in the question-and- answer period that were accepted by NASA. NASA, in its sole discretion, reserves the right to withdraw a selection if the parties are not able to finalize and sign the documents, as applicable, within a reasonable period of time following selection.

Upon selecting a potential Proposal(s), NASA will send the potentially selected Proposer(s) a draft Lease in the form attached as the Model Lease 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 timely, but NASA will not negotiate any further modifications to the Model Lease. 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.

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

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.

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 SSC 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 https://sam.gov/content/home

AFP-SSC-EP-2023 P ag e 21 | 32 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

SSC 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 Agreement Officer for resolution.

If resolution cannot be made by the Agreement Officer, interested parties may contact the appointed ombudsman, Rodney Mckellip, via email at rodney.d.mckellip@nasa.gov.

Concerns, issues, disagreements, and recommendations which cannot be resolved by the Agreement Officer may be referred to the SSC 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 Agreement Officer.

mailto:rodney.d.mckellip@nasa.gov

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NASA Points of Contact:

Primary: Alternate:

Rachel Harrison-Woodard Tim Pierce 228-688-1682 228-326-6532 John C. Stennis Space Center John C. Stennis Space Center Center Operations Directorate Center Operations Directorate Planning and Development Office (RA01) Planning and Development Office (RA01)

Real Property Accountable Officer: Realty Specialist:

Andrew “Bo” Clarke William “Billy” Driebergen 228-342-7421 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 and are a critical element and considered part of Proposers submissions:

Attachment A: Land Maps and Building 9121 (Figures 1 - 6) Attachment B: Model Enhanced Use Lease Agreement (EULA) Attachment C: Environmental Site Assessment (ESA) Attachment D: Environmental Resource Document (ERD) Attachment E: Preliminary Environmental Survey (PES) Template Attachment F: Record of Environmental Consideration (REC)

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ATTACHMENT A: LAND MAPS AND BUILDING 9121 (FIGURES 1-6)

Figure 1: Location of Stennis Space Center in Southeast Mississippi

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Figure 2: Stennis Space Center Acoustical Buffer Zone and Fee Area Boundaries

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Figure 3: Fee Area Boundary showing location of Available Land Parcels A, B, C D(Laydown Yard), and Building 9121 at Stennis Space Center

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Figure 4: Location of Available Laydown Yard at Stennis Space Center

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Figure 5: Building 9121 and 13.0 Acres Located on the Corner of Trent Lott Blvd. and Moses Cook Rd. Southwest of Enterprise Park

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Figure 6: Building 9121 Office Building Floor Plan

(Configuration shown represents the space available - cubical and furniture placement is not exact)

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ATTACHMENT B: MODEL ENHANCED USE LEASE AGREEMENT (EULA)

(Provided as a separate document)

ENHANCED USE LEASE AGREEMENT (EULA)

BETWEEN

NATIONAL AERONAUTICS AND SPACE ADMINISTRATION (NASA)

AND

[Tenant]

FOR

2,600 ACRES OF LAND AND BUILDING 9121

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ATTACHMENT C: ENVIRONMENTAL SITE ASSESSMENT (ESA)

(To be completed by NASA and provided to Tenant prior to signing lease)

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ATTACHMENT D: ENVIRONMENTAL RESOURCE DOCUMENT (ERD)

(Provided as a separate document)

SCWI-8500-0026-ENV, Rev. H, July 2020 John C. Stennis Space Center

Environmental Resources Document

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ATTACHMENT E: PRELIMINARY ENVIRONMENTAL SURVEY (PES) TEMPLATE

(Provided as a separate document and is to be completed by Tenant based on use of property)

ATTACHMENT F: RECORD OF ENVIRONMENTAL CONSIDERATION (REC)

(To be completed by NASA based on PES submission and provided to Tenant prior to signing lease)

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