Appendix B - Opportunity 1_16th AF Security Hill Campus 6 Jan 26.pdf

Request for Lease Proposals No. AFCEC-26-R-0001 Page 1 of 6 Joint Base San Antonio Appendix B

United States Department of the Air Force

Air Force Civil Engineer Center Installations Directorate

(AFCEC/CI)

Strategic Real Estate Opportunities (SREO) at Joint Base San Antonio (JBSA)

Request for Lease Proposals (RFLP) Appendix B

Opportunity 1: 16th Air Force Security Hill Campus

RFLP No. AFCEC-26-R-0001

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Appendix B

OPPORTUNITY 1: 16th AIR FORCE SECURITY HILL CAMPUS

1.1 Background

16th Air Force (16 AF) has a requirement for a Consolidated C y ber Campus due to aged, deteriorated, and inadequate facilities as outlined in the Security Hill Campus Development Plan. The replacement MILCON facilities are many years out and outside of the Future Years Defense Program (FYDP). Responses to this opportunity could include partial and/or temporary solutions to the current facility challenges experienced by 16 AF.

1.2 Opportunity Details

The Consolidated Cyber Campus includes five (5) potential facilities.

(1) Multi-Domain Cyber and Intel Operations Center (16 AF HQ) includes three (3) new facilities, the primary facility at 341,507 SF, a cyber operations center, 218,863 SF, and a central utility plant, 6,405 SF, totaling 566,775 SF. The facilities are required to house a 2,490-person workforce. 11 facilities totaling 492,869 SF will be demolished with the construction of a new headquarters and includes divestiture of 59,472 SF of leased space. Parking, roads, sidewalks, and other public areas to support the personnel working in the facility are also required.

(2) 91st Cyber Operations Center, 42,600 SF, is a multi-domain SCIF/SAP (special access program) level facility and configured Cyberspace Operations Center enabling the 91 COS and 67 CW. Parking, roads, sidewalks, and other public areas to support the 269 personnel working in the facility are also required.

(3) 67th Cyberspace Wing Operations Center, 263,000 SF, SCIF multi-story Cyber Operations and Training Facility. Parking, roads, sidewalks, and other public areas to support the 1,340 personnel working in the facility are also required.

(4) 688th Cyberspace Wing headquarters, 130,000 SF, multi-story SCIF building. This includes office space, conference space, private offices, parking, roads, sidewalks, and other public areas to support the estimated 840 personnel who will work in this facility.

(5) Cyber Training Center, 136,000 SF, multi-story SCIF facility building. Parking, roads, sidewalks, and other public areas to support the 422 personnel working in the facility are also required.

The facilities in the Consolidated Cyber Campus must comply with the National Counterintelligence and Security Center Technical Specifications for Construction and Management of SCIF Facilities, Version 1.5.1. and ICS 705-02, Standards for Accreditation and Reciprocal Use of SCIFs and the Unified Facilities Criteria (UFC) Command, Control, Computers, Communications, Cyber-Defense, Intelligence, Surveillance, and Reconnaissance Facilities.

The Government will consider proposals for temporary facilities off-base to house 16 AF on an interim basis to execute the phasing plan for construction of permanent 16 AF facilities on Security Hill.

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Appendix B

Figure (above): Highlights the area in and around Security Hill which could be included in a potential opportunity.

The facilities in the campus regardless of location must comply with the Memorandum for Distribution, Mission Critical Facility Engineering Standard (MCFES) 20-01, Facility Electrical and Mechanical Infrastructure Redundancy Requirements.

The undeveloped land that is part of Property 1 has been identified as suitable for potential energy projects or other development. A key objective of this opportunity is to obtain cash and/or in-kind consideration such as facility renovation or construction.

1.3 Land

Property 1 includes 157 acres (95 acres of developed and 62 acres of undeveloped land).

The site is located approximately 0.33 miles by car northeast of the JBSA-Lackland 16 AF Gate, at the east of the intersection of Whitewood Street and SW Military Drive. The site is bordered by SW Military Drive to the south and southwest, a portion of a former golf course, Leon Creek and Kelly Airfield to the east and forested area to the north. Across SW Military Drive from the 16 AF Gate is a commercial area in the City of San Antonio.

1.4 Improvements

The current Security Hill footprint includes 36 facilities totaling approximately 849,000 SF. The anticipated future facility space requirement is approximately 1,138,000 SF.

1.5 Environmental Considerations and Natural Infrastructure

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Appendix B

The Potential Lessee will be responsible at its own expense for preparing an Environmental Baseline Survey for Property 1.

The Old Golf Course area within the site borders Flood Zone AE, a FEMA NFHL Zone associated with a 1% annual chance of flooding with a 26% chance of flooding in a 30-year time period (e.g., 100-year flood plain). The area is outside of the 500-year zone.

1.6 Infrastructure and Utilities

The following is a general description of the infrastructure and utility systems, (e.g., roads, water, sewer, electric, natural gas, steam) associated with Property 1. It is believed that these utility systems as they currently exist would be capable of supporting site development, although this would need to be confirmed by the Potential Lessee. Should any utility system require expansion in order to support development, the Potential Lessee would be financially responsible for any upgrades.

1.6.1 Electrical

The site currently has electric power provided by CPS Energy in San Antonio. That power is provided to the installation via four active 138-kilovolt (kV) feeders. These feeders supply power to a single substation, the Medina Substation, located outside the Valley Hi Gate. In addition to the four active feeders, an inactive feeder provides energy to the Valley Hi Switch Station and is a backup in case of a failure or outage of the other feeders. Several of the critical facilities with high Mission Dependency Indices (MDI), including Wilford Hall Ambulatory Surgical Center (WHASC) and Security Hill, have emergency backup generators. Security Hill is served by a separate 40 megavolt-ampere (MVA) three-phase transformer that steps from 138 kV to 13.2 kV for distribution throughout Security Hill from the Pearsall Road Substation with an automatic alternate source served from 36th St Substation, which is also a 40 MVA three-phase transformer that steps from 138 kV to 13.2 kV. The Medina Substation capacity is estimated at 60 megawatts (MW) and is limited by the switchgear, which could be increased with switchgear upgrades. Three 40-MVA, three-phase transformers step the voltage down from 138 kV to 13.2 kV for distribution throughout JBSA-Lackland. Although the substation has capacity for up to 60 MW, the current contract with CPS Energy limits draws from the grid to 36 MW. Based on current usage data, JBSA-Lackland is using an estimated 45 MW. The electrical power infrastructure is rated in fair condition to meet current needs, but the 2020 Installation Energy and Water Plan (IEWP) indicated that significant renovations would be required to ensure power utility availability for future development. About 50% of the power lines are underground, with the remaining 50% above-ground. The above-ground lines are older than 30 years and their degradation has contributed to multiple power outages on base.

1.6.2 Natural Gas

The JBSA-Lackland natural gas supply is a privatized infrastructure, with the commodity itself provided by Kinder Morgan and the network inside the installation from the meter owned and maintained by CPS Energy. Natural gas entering the main base is regulated to 45 pounds per square inch (psi) and is delivered via a 12-inch line through the “Master” meter station at the southern end of the base. The northern gas entry point is no longer in service. Two looped natural gas

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Appendix B systems within JBSA-Lackland comprise the internal infrastructure on the installation. The natural gas system has adequate capacity to meet current needs; however, CPS Energy has initiated projects in preparation for future natural gas load increases. For example, they are currently installing new lines to extend from the "Master Meter" station to the new "ATC" projects by the Valley Hi Gate. CPS Energy characterizes JBSA-Lackland’s natural gas system as in poor condition but reliable with few leaks which are promptly addressed in addition to bi-annual leak detection inspections. Since assuming ownership on July 2019, CPS Energy has implemented projects to upgrade service lines, installed "anodes" on existing steel lines to provide corrosion protection, and upgraded all 16 regulator stations. They also identified the need over the next seven years to rework and rebalance the regulator stations and replace approximately 80% of the pipe at JBSA-Lackland.

1.6.3 Water

The water infrastructure is estimated to be about 50 years old on average and in fair to good condition, with some older sections in poor condition. A significant water infrastructure renovation was completed in 2009 for the southern portion of the main base. JBSA-Lackland’s water distribution system is privatized, maintained by American Water (AW) and serves the JBSA- Lackland West and East areas.

1.6.4 Storm Drainage

Stormwater is conveyed primarily through an open ditch system, but there is also underground piping which does not provide sufficient capacity to serve the base. The ditches also serve as detention ponds in some locations. Should the open ditches be converted to pipes, there would not be enough capacity in the one detention pond on base which is already heavily taxed. There are plans, but no funds, to build two additional detention ponds. Flooding takes place during heavy rain events in some areas of the base. A portion of the installation is also located within a floodplain, near the golf course, which limits development in the area.

1.6.5 Pavements

A two lane, paved road of standard width enters the parcel at the JBSA-Lackland 16 AF Gate from SW Military Drive and enters a somewhat disconnected two laned road network within the Security Hill Campus. It will need to be removed or upgraded as part of development.

The Security Hill Campus, JBSA-Lackland Campus Development Plan calls for campus road improvements on the Security Hill Campus. These road improvements are needed because there is no direct connection between the Security Hill Campus and the rest of Security Hill, which presents a burden for certain units and increases emergency response time.

This project includes new construction of connection roads between the Security Hill Campus and the rest of Security Hill. The current wooded area separating the two campuses contains a small ravine and has numerous elevation changes. A road along the perimeter fence is proposed. The configuration of this road was thus determined based on elevation changes to avoid floodplain areas and reduce the amount of fill to be required.

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Appendix B

1.7 Community Services

Law enforcement services are provided by JBSA. The City of San Antonio is the 911 authority, and fire and emergency facilities are located within 2 miles of the parcel. A Lessee would need to coordinate emergency services with the City of San Antonio.

1.7.1 Snow and Ice Removal

The Lessee will be responsible for providing this service for their lots following lease execution.

1.7.2 Grounds Maintenance

The Lessee will be responsible for providing this service following lease execution.

1.8 Development Considerations

1.8.1 Historical, Cultural, and Archeological Resources

The Security Hill Campus is considered National Register Eligible (NRE). Seven buildings within the Security Hill Campus are considered Contributing Elements of the NRE District (NREC). The buildings are: 2000, 2001, 2005, 2008, 2012, 2081, and 2092. The renovation or improvement of these facilities may be limited and must be vetted through the Texas Historical Commission to ensure their historic integrity is retained. If any of the NRE or NREC facilities are proposed for demolition or any other divestment method, the proposed action must also be coordinated through the Texas Historical Commission as well. JBSA is responsible for the protection of known NRHP-eligible sites and structures. These structures and sites could be added to the NRHP or another historic register, and future development must be cognizant of these facilities. Close coordination with the proper federal, state, and local agencies will be required.