Appendix D - Opportunity 3_Parade Field 6 Jan 26.pdf

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

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 D

Opportunity 3: Parade Field

RFLP No. AFCEC-26-R-0001

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Appendix C

OPPORTUNITY 3: PARADE FIELD

3.1 Background

The Parade Field encompasses 714 acres, 390 developed acres and a 324 acre golf course. The Parade Field serves as the graduation site for Airmen who have completed Basic Military Training (BMT). The site is bounded by aircraft and monuments which honor the history of Airmen and their accomplishments. The Parade Field is a vast open space, currently utilized for BMT only two

(2) days per week (Wednesday and Thursday). Providing access to large numbers of families who attend the graduation ceremony on JBSA-Lackland presents a challenging security concern.

3.2 Opportunity Details

The Government will consider proposals which will enhance ease of access for visiting families and provide access to existing community support facilities. The Government is open to proposals that would “move the fence line” for a portion of the installation, so the Parade Field and a number of other community support facilities are essentially “outside the gate.” Such a change would allow for compatible redevelopment in and around the Parade Field and the Wilford Hall Ambulatory Surgical Center (WHASC). Potential development around the Parade Field could include but is not limited to: garage paid-parking, access to public transportation, food venues, recreation, outdoor concert venues, an Airman’s museum, and a Security Forces museum. The Parade Field redevelopment could support mission requirements for expanding/strengthening the recruiting of future Airmen and Guardians. Access must be maintained to existing facilities in the area and security concerns with these facilities addressed. Priority access for Government use of the Parade Field for graduations two (2) days per week will need to be considered.

The golf course 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.

Figure (above): Highlights areas near the Lackland Parade Field which could be considered under a potential Parade Field Redevelopment.

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Appendix C

3.3 Land

The site is bordered by Truemper Street to the south, the old Gateway Hills Golf Course adjoining the Kelly Field District to the east, Military Drive West Street to the west, and Luke Boulevard to the north. Access to the site would be from Military Drive West (new access road could be developed so visitors could access the site without coming through the JBSA-Lackland Luke Gate.

3.4 Improvements

The following significant structures in Table D.3.4. are located on the Parade Field and golf course and could be improvements leased to the Lessee as part of Opportunity 3. In addition to these structures, there are statues and static aircraft displays, as well as roadways, paved paths, landscape features, and small structures such as a bus shade structure that could be improvements leased to the Lessee as part of Opportunity 3.

The 37 Training Wing Headquarters, Building 2484, and supporting facilities such as parking, are not part of Property 3.

The Gateway Club could be leased to the Lessee to operate as a club of a size and with operational costs similar to what exists currently.

Table D.3.4. Parade Field and Old Golf Course Facility Details

3.5 Environmental Considerations and Natural Infrastructure

The Potential Lessee will be responsible at its own expense for preparing an Environmental Baseline Survey for Property 3.

No natural infrastructure has been identified on Property 3. JBSA-Lackland lies within the catchment basin of Leon Creek, Indian Creek, Long Hollow Creek, and Medio Creek, which are tributaries of the San Antonio River. Leon Creek serves as the main discharge for stormwater from JBSA-Lackland. Additionally, the bridge on Kelly Drive that crosses Leon Creek lies below the 100-year floodplain elevation and becomes impassable during floods, as does the Hall Street bridge over Leon Creek at General Chappie James Way. Additionally, there are several environmental and potential environmental remediation sites in the district. Environmental studies and soil contamination testing should be completed, prior to disturbance within these sites. During heavy rain events, parts of the Lackland East District are inaccessible, as well as passage between

Bldg # 2196 2269 2265 2490 2569 2570 2890 2901 2902 2945 2947 2954 2957 Year Built 1992 2003 1992 1997 1957 1957 1996 1941 2010 2002 2002 1955 2007 Square Feet 962 1 EA 793 58000 1200 1 EA 4076 12548 7024 3408 2498 6444 2500 Description Visitor

Center Review Stand

Latrine Gateway Club

Latrine Outdoor Theater

Golf Mx Equip

Golf Course Clubhse

Golf Cart Storage

Saddle Club

Saddle Club

Saddle Club

MWR

Supply

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Appendix C

Lackland and the Kelly Field Annex portion of the 390-acre Lackland Parade Field which borders a 100-year flood plain.

3.6 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 3. 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 Offerors. Should any utility system require expansion in order to support development, the Lessee will be financially responsible for any upgrades.

3.6.1 Electrical

Property 3 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 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 draw from the grid to 36 MW based on current usage data. 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.

3.6.2 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 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

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Appendix C 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.

3.6.3 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.

3.6.4 Sewer

The sewer system at JBSA-Lackland is maintained by the Installation. Wastewater is routed to a 54-inch main line, which conveys the wastewater to the city treatment facilities and is able to accommodate additional requirements with 17% headroom for future growth.

3.6.5 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.

3.6.6 Pavements

According to the Lackland East District Plan, roads near the floodplain area have flooding problems, causing emergency response issues. Additionally, local stakeholders say gravel roadways go unmaintained for extended periods of time, which is problematic because the roadways are frequently inaccessible during rain events.

3.7 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 selected Lessee would need to coordinate emergency services with the City of San Antonio.

3.7.1 Snow and Ice Removal

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Appendix C

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

3.7.2 Grounds Maintenance

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

3.8 Development Considerations

3.8.1 Historical, Cultural, and Archeological Resources

There are no known historic, cultural and archaeological resources on Property 3.