Appendix C - Opportunity 2_Kelly Airfield 6 Jan 26.pdf

Request for Lease Proposals No. AFCEC-26-R-0001 Page 1 of 10 Joint Base San Antonio Appendix C

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 C

Opportunity 2: Kelly Airfield

RFLP No. AFCEC-26-R-000

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Appendix C

OPPORTUNITY 2: KELLY AIRFIELD

2.1 Background

JBSA-Kelly Field is a 24-hour civilian military joint-use airfield located in San Antonio, Texas, and operates in conjunction with the Port of San Antonio (POSA), an independent quasi-governmental entity with Directors appointed by the San Antonio City Council.

2.2 Opportunity Details

The Government owns the runway, taxiway, and ramps, which make up approximately 1,140 acres of the approximately 1,900 acres of Kelly Field, and has a Joint Use Agreement with POSA for its use. Property 2 consists of approximately 1,140 acres of land. The Government proposes to lease the airfield operational area, including the runway, taxiway and ramp areas and supporting facilities, to a Lessee (with the possibility of a leaseback or retention of some of the supporting facilities).

If an RFLP Proposal accepted by the Government includes Property 2, the Government and Potential Lessee will need to negotiate revisions with POSA to the Joint Use Agreement, to delineate installation support services that will be provided by the Lessee. The airfield has 35K military and civilian operations annually; additional information is below. Proposals for Advanced Mobility Operations/Use Cases (e.g., vertical takeoff) will not be considered due to operational concerns. The Government also will not consider proposals to use the civilian Fixed-Base Operator in lieu of a stand-alone Government Passenger Terminal.

2.3 Land

The northernmost boundary of the irregularly shaped Kelly Airfield District is approximately 3,145 feet along Highway 90. The eastern boundary of the District is 18,906 feet along POSA property. The southern boundary is 11,105 feet along the (East Kelly Railport) railhead, and the western boundary extends 4,246 feet along SW Military Drive, north along B52 Lane, following Oak Street and Oscar Westover Road, to Chappie James Way, to the installation boundary. The parcel then proceeds 34,845 feet along the installation boundary to Growdon Road and then 7,065 feet along Growdon Road along the installation boundary and Leon Creek.

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2.4 Tenants and Improvements

The condition of jointly used facilities is shown below.

Tenant Organizations and Transient/Contingency Users.

Kelly Airfield 502ndOSS Flying Mission Partners Tenant Organizations Transient / Contingency Use

149th Fighter Wing – F-16 Training B-Course (24 tails)

DV missions (POTUS & various others)

DRAKEN – Adversary Air for 149 FW (10 tails)

Off-station pilot training missions T-38, T- 6’s

RAVN – replacing DRAKEN 37th Training Wing (Battlefield Airmen jump training)

433d Airlift Wing – All C-5 Pilot, Flight Engineer, Load Master training in Air Force (8 tails)

59th Medical Wing (CCATT, AE, NDMS)

775th Aeromedical Evacuation Flight – C-17 AFMOA (Hub for medical War Reserve Materiel)

36th Combat Aviation Brigade – incoming Texas Army National Guard AH-64/UH-60 expeditionary unit (26 tails)

FEMA (Strategic location for regional relief efforts)

Civil Air Patrol ARSOUTH/ARNORTH (Strategic location for repatriation missions)

Customs & Border Protection Security Hill / AFLCMC “445 missions” Boeing Defense – depot level maintenance/FCFs for B-52, C-17, F-15, F-

Foreign Military Sales (Hub for Mexico/Egypt C- 130 engines)

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Appendix C

18, E4B

Boeing Commercial Atlantic Aviation (FBO) Barrio flight school

The first group of tenants that would be served are those that are part of the 502 ABW. The 502 ABW is the host unit for JBSA, providing installation support and service to enable mission partner success. The 502 ABW units situated within the Kelly Field District or within POSA are the 502nd Operations Support Squadron (502 OSS) and the 502nd Logistics Readiness Squadron (502 LRS).

The 502 OSS includes the below authorized and assigned personnel.

502 OSS Assigned Personnel

Officer Enlisted Civilian CME Total Authorized 2 39 27 15 84 Assigned 2 57 27 15 101

Another major tenant is the 149th Fighter Wing (149 FW). The 149 FW Campus is leased by the State of Texas from the Government. The primary building uses and functions include the 149 FW mission facilities and airfield mission support operations. The 149 FW, the “Lone Star Gunfighters,” is an F-16 training unit. It is part of the Air National Guard (ANG) and the Texas Military Department. Its mission is to produce the finest airmen for global engagements and domestic operations, while supporting its families and serving its communities. It is home to the 149th Maintenance Group (149 MXG), 149th Operations Group (149 OG), 149th Mission Support Group (149 MSG), 149th Medical Group (149 MDG) and the 273rd Cyberspace Operations Squadron (273 COS). The 149 FW has 60 pilots per year; Instructor Pilots are Air National Guard (ANG), and students are Active Duty, ANG, and Air Force Reserve Component (AFRC). The unit has 24 Block 30 aircraft.

Another major tenant is the 433rd Air Wing (433 AW). The 433 AW, the “Alamo Wing,” organizes, equips, and trains its approximately 3,100 ready reservists to achieve combat readiness according to training standards established by Air Mobility Command (AMC) and Air Education and Training Command (AETC). The 433 AW performs peacetime missions and Air Expeditionary Force (AEF) tasking compatible with AFRC training requirements and maintenance of mobilization readiness. When mobilized, the 433 AW provides the aircraft, crews, support PN, and equipment necessary to meet combat readiness objectives established by the Joint Chiefs of Staff (JCS), AMC, AETC, and the gaining theater combatant commanders. The Alamo Wing is also the AF Reserve’s only Formal Training Unit (FTU), providing initial and advanced Lockheed C-5 Galaxy flight qualification for the total force – Reserve, Active Duty, and National Guard.

The unit is a C-4M FTU and trains 100% of all Actie Duty C-5 Aircraft (pilots, engineers, and loadmasters). It has eight C-5M aircraft assigned.

The airfield is also home to the 775th Expeditionary Aeromedical Evacuation Flight, whose parent unit is 375th Aeromedical Evacuation Squadron, Scott AFB. This unit has 1-2 flights per week, typically using C-17 or C-130 transloads, but sometimes using C-21s, KC-135s, and others.

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Appendix C

Patients are distributed throughout medical facilities within San Antonio and the surrounding area.

All proposed uses must be compliant with the IDP and with AICUZ land use and noise restrictions on the site and compatibility with airfield criteria in the UFC 3-260-01, Airfield and Heliport Planning and Design. Any proposed structures will require submission of an Obstruction Evaluation/Airport Airspace Analysis (OE/AAA) to the Federal Aviation Administration (FAA).

More information is available at https://oeaaa.faa.gov/oeaaa/external/portal.jsp.

The following infrastructure projects are planned or ongoing for Kelly Airfield:

Table C.2.2.4 Anticipated Infrastructure Projects

Project Name Detail Timeline Air Traffic Control Tower Replacement

Replacement of ATC with FY18 MILCON funding ($19M)

BOD 30 Sep 25

Air Traffic Digital Infrastructure Modernization

Radios and voice switches IEA enterprise workplan

Fiber Project Award 3Q

FY25

Runway Surface Repair Pavement evaluation due FY27. Two phase construction anticipated

FY27/28 #16 on BCAMP

2.5 Environmental Considerations and Natural Infrastructure

The Potential Lessee will be responsible at its own expense for preparing an Environmental Baseline Survey for Property 2.

While Leon Creek is situated outside of the Kelly Airfield District boundary, the 100-year/1% annual chance floodplain does extend into the District. Flooding from Leon Creek regularly disrupts access within the District. In particular, the intersection of Chappie James Way, Galaxy Road, Oscar Westover Road, and Hall Street regularly floods and reduces access to the 433 AW campus area. It includes the FEMA 100- and 500-year flood zones. It also includes 100- and 500-year flood hazard data developed by Colorado State University (CSU). Development is limited within the floodplain area to the west of the 433 AW campus and in the area at the end of the South Taxiway. There are no wetlands within the Kelly Field District.

Although the Kelly Field District’s natural topography has changed due to development, there is a ridge along Oscar Westover Road that slopes severely down to Leon Creek. This slope and the floodplain create a natural barrier for the expansion of the District functions to the west.

Physiography of the area around San Antonio and JBSA is primarily influenced by the Balcones Escarpment, a broad area of faulted limestone forming the southern and eastern edge of the Edwards Plateau. Kelly Field District falls within the Blackland Prairie, and undulating (1-3% slopes), physiographic area with elevations ranging from 700 to 1000 ft above msl. Development is limited in the areas with steep slopes including those to the west of the 433 AW campus.

JBSA-Lackland is characterized by Houston black clay, gravelly clay, Lewisville silty clay, and Branyon Clay soil types. These and other expansive soils create settlement challenges for the

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Appendix C construction of infrastructure, roadways, and facilities. The geology of the San Antonio is characterized by karst landforms. Karst geology is terrain underlain by limestone or dolomite, which is formed by the dissolution of rock and can be characterized by sinkholes, sinking streams, closed depressions, subterranean drainage, and caves. Development may be more expensive in the Kelly Field District due to the expansive soils. There are no threatened and endangered species in the Kelly Airfield.

2.6 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 the property. 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 any Potential Lessee(s). Should any utility system require expansion in order to support development, the Potential Lessee(s) would be financially responsible for any upgrades.

2.6.1 Electrical

CPS Energy provides power to the District via the U4-21 circuit feeder. There is backup supply from Security Hill and another backup at the south side of the taxiway. The buildings are individually metered, and the system is at approximately 65% of capacity. There will be an increased need for power on the POSA side of the airfield near the Boeing and Amazon facilities.

There are no major concerns with the power availability and distribution within the Kelly Field District.

2.6.2 Natural Gas

The natural gas lines serving the Kelly Field District generally follow Andrews Road, extend through the 149 FW campus, and on the west side of the 433 AW campus. They connect to the area known as Security Hill to the west via a line near Building 874 and extend across the runway to POSA.

2.6.3 Water

Water utilities for the Kelly Field District are managed by the installation with water provided by the San Antonio Water System (SAWS), but the rest of the base has been privatized and is managed by American Water (AW). There is adequate distribution throughout the District. The water distribution system is fully developed with adequate pressure and any increased demand for water could likely be met with little to no changes to the system beyond extending lines. There is a project underway to replace leaking valves and service lines near the fire house. No water wells or treatment systems were observed within the District.

2.6.4 Sewer

Sewer utilities are managed by the installation with collection lines provided by the SAWS, but the rest of the base has been privatized and is managed by AW. The sewer collection system is

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Appendix C fully developed, and any planned work could be accommodated by the existing system with the possible exception of short line extensions to provide the service connection. The sewer collection system extends outside the District and is not treated within the District. There is a SAWS lift station on the flightline side that exceeds height standards for the flightline, requiring wing walkers when moving aircraft in that vicinity.

2.6.5 Storm Drainage

The District primarily drains south and west to Leon Creek, which runs north to south at the west edge of the District. The majority of the District is at a substantially higher elevation than the existing floodplain, with the exception of Building 907 on Westover Road. Building 907 has frequent flooding and water issues and is planned for demolition. There are also steep slopes with erosion at the west edge of the District and Westover Road. The District has limited curb and grate inlets, with no noted problems draining the parking lots and open areas

2.6.6 Pavements

Airfield pavement condition in the Kelly Field area is noted as mostly in satisfactory and good condition, with a few areas of fair condition. Upgrades and maintenance are required to bring the majority of pavement to a good condition.

2.6.7. Fuel

A hydrant fueling system serves the 433 AW parking ramp. The underground fuel lines extend from the fuel facilities located on the north side of Billy Mitchell Road. The fuel facilities include Buildings 981, 982, and 983. Fuel storage includes two bulk storage tanks.

2.7 Community Services

Fire Protection throughout the District is provided by the Fire, Crash, and Rescue station located to the east of the 149 FW campus near the intersection of Runway 16-34 and Taxiway Golf. A Lessee will need to coordinate emergency services with the City of San Antonio.

2.7.1 Snow and Ice Removal

The Lessee will be responsible for providing this service for Property 2.

2.7.2 Grounds Maintenance

The Lessee will be responsible for providing this service for Property 2.

2.8 Development Considerations

2.8.1 Historical, Cultural, and Archeological Resources

There are no archeological sites identified at Kelly Field. There are 93 buildings in the Kelly Field

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Appendix C

District that date back as far as 1942, some of which have been evaluated for historic status.

Currently, the only structure in the Kelly Field District that has qualified for historic status is Building 909. According to information from the installation, the adjacent Buildings 907, 908, and 910 are listed as “Determined Not Eligible” (DNE) for listing. The Kelly Field Historic District covers an area of the Port San Antonio property that includes Buildings 1610, 1612, and 1614.

Building 910 has been determined to be a Contributing Element of a National Registered Listed District (NRLC) and Buildings 1612 and 1614 are listed as DNE. Consultation with the Texas Historical Commission should occur prior to any renovations or other alterations to these facilities.

There is a limited number of buildings that are within the Kelly Field Historic District or qualified for historic status. Any development plans for the specific buildings will be in consultation with the Texas Historical Commission.

2.8.2 Air Installation Compatible Use Zones

Kelly Field Air Installation Compatible Use Zones (AICUZ) include the CZ and Accident Potential Zones (APZs). The CZs start at the end of the runway and extend 1,500 ft perpendicularly from the runway centerline. These areas have the highest potential for accidents and should remain undeveloped. At Kelly Field, the CZs at both ends of the runway extend slightly beyond the installation boundaries and are outside of the control of the installation. The CZs are free of any CPS Energy overhead lines. APZ I extends beyond the CZ. Department of Defense Instruction (DoDI) 4165.57 defines APZ I as, “The area beyond the Clear Zone that possesses a significant potential for accidents.” Some land uses are compatible with this APZ, but these areas have recommended density restrictions. APZ II, shown as pink in Figure 4.1, extends beyond APZ I.

DoDI 4165.57 defines APZ II as, “The area beyond APZ I having a measurable potential for accidents.” More land uses are compatible, but these areas also have density recommendations.

Please refer to the 2019 Kelly Field AICUZ study for further information on the CZs and APZs.

The City of San Antonio is responsible for the regulation of development outside of the installation boundaries. Development is limited within the Primary Surface, CZ, and APZ I. The CZs at each end of the runway cover portions of the Kelly Field District and restrict development within those areas.

In addition, noise contours ranging from 65 dB to 85 dB resulting from aircraft operations occur over land in the Kelly Airfield District. Development must be IAW land use criteria in the 2019 Kelly Field AICUZ study.

2.8.3 Airfield Clearances

UFC 3-260-01, Airfield and Heliport Planning and Design defines the airfield clearance zones. At Kelly Field, numerous zones are relevant to the planning of the District. A primary surface extends 1,000 ft to each side of the runway centerline for the length of the runway and covers most of the airfield. Nothing should extend above the surface of the runway. Any permanent objects that are above the height of the runway require a waiver. A transitional surface starts at the edge of the primary surface. This surface extends at a slope of 7:1 (1 ft vertical for each 7 ft horizontal) and prohibits any permanent objects that extend above this surface. Any permanent object that extends above this surface requires a waiver. An approach-departure surface extends from the end of each

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Appendix C runway at a 40:1 slope. This area is also within the CZ at the end of the runway. Development is limited within the Primary Surface, CZ, and APZ I. Additionally, building heights are restricted along the area adjacent to the primary surface.

2.84 Explosives Safety Zone

Explosives Safety Quantity Distance (ESQD) arcs are generated for locations where ordinance is stored or handled on an installation. Development within ESQD zones is restricted to munitions-related operations and/or uninhabited facilities that do not interfere with the safety precautions required within the ESQD zones. Please refer to AFMAN 91-201, Explosives Safety Standards for additional information. The largest explosive safety zone in the Kelly Field District is located on the southwest side of the runway, where the existing hot cargo/explosive cargo pads, ordnance build-up area/bomb build pad, and live ordinance loading area (LOLA) are located. Additional ESQD arcs within the District are on the 149 AW aircraft parking ramp and around a storage facility for small arms munitions. The ESQD arcs cover the south end of the Kelly Field District and extend across the South Taxiway, Taxiway Juliette, and Taxiway Lima.

2.8.5 Environmental Restoration Program

The Environmental Restoration Program (ERP) provides for the cleanup of hazardous substances associated with past DoD activities and is consistent with the provisions of the Comprehensive Environmental Response, Compensation and Liability Act (CERCLA). Several sites that are identified within the ERP occur within the Kelly Field District. There are numerous monitoring wells associated with the ERP areas. The locations of these wells should be considered when siting any development in their proximity. Note that Site SS050, Zone 5 Groundwater, is covered under a Resource Conservation Recovery Act (RCRA) permit, thus the cleanup is complying with RCRA, not CERCLA. Development may be limited or more expensive within ERP areas.

Table C.2.4. Environmental Restoration Program Sites

Feature Name

Official Site Identifier

Area (Acres) Close To

AT3003P PCA 2; Area 11 8.93 Near Taxiway AT005P TTFAA; Area 12 1.13 South of Bldg.

AT010P Bldg. 1222; Area 2 8.57 Near Bldg.

SS002P FS 2; Area 8 3.74 South of Bldg.

SS050 SITE SS050

Groundwater Zone

6.06 Runway

between Taxiways

S800P H826 .51 Near Bldg.

SS850P H829 .94 Near Bldg.

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2.8.6 Bird/Wildlife Aircraft Strike Hazard Areas

Kelly Field is an artificial environment maintained in a manner to limit habitat and forage for birds and other wildlife species. Birds/wildlife pose a significant risk with persistent encroachment on operations. The airfield and its facilities can become attractive to birds/wildlife which increases the risk of aircraft strikes, potentially causing damage or catastrophic loss. It is a best practice to incorporate mitigation for bird/wildlife hazards throughout planning, development, construction, and operation on airfield property and facilities. Reducing the attractiveness for wildlife during planning stages is often straightforward and far more cost effective than correcting these hazards later on. Development within the district should be in accordance with the mitigation practices found in DAFI 91-212, Bird/Wildlife Aircraft Strike Hazard (BASH) Management Program, JBSA Plan 91-212, Bird/Wildlife Aircraft Strike Hazard (BASH) Plan, and FAA AC 150/5200-33C, Hazardous Wildlife Attractants On or Near Airports.