Appendix G - METC Dormitories Replacement 6 Jan 26.pdf

Request for Lease Proposals No. AFCEC-26-R-0001 Page 1 of 8 Joint Base San Antonio Appendix G

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)

Final Request for Lease Proposals (RFLP) Appendix G

Opportunity 6: METC Dormitories Replacement

RFLP No. AFCEC-26-R-0001

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Appendix G

OPPORTUNITY 6: METC DORMITORIES REPLACEMENT

6.1 Background

The Medical Education and Training Campus (METC) Technical Training Campus (“METC Campus”) is an extensive enlisted medical training institution for Army, Navy, Air Force, and Coast Guard medics, corpsmen, and technicians at Joint Base San Antonio (JBSA) - Fort Sam Houston. The METC Campus was created to meet the 2005 Base Realignment and Closure (BRAC) decision to co-locate training at this location. It is the first stop for all entry-level, enlisted medical training and a point of return for advanced enlisted medical training. As the world’s largest enlisted medical education campus and largest consolidation of military training in Department of War (DoW) history, medical enlisted personnel get experience in a joint environment at the beginning of their career. METC supports 16,500 students a year.

The METC campus requires recapitalization. Five dormitories require replacement, each 330,000 sq ft, and serving 1,200 students at 2 students per room (“METC Dormitories”). The METC Dormitories include computer learning centers, linen rooms, classrooms, and game rooms.

Additionally, each includes a quarter mile and half mile outdoor track.

6.2 Opportunity Details

The Government requires replacement facilities for the METC Dormitories. In total, the replacement dormitories need to house the existing capacity and operational capabilities of the current dormitories (a total of 6,000 medical trainees at 2 students per room) in facilities conducive to proper housing and training that are resistant to high traffic wear. Properly sized, sited, designed, and furnished facilities are essential to successfully train future medical professionals. A phased replacement is recommended, as medical training and associated student housing must continue uninterrupted throughout the replacement period. Any applicable demolition of current facilities is included in this opportunity.

This opportunity may also include an energy component. A key Government objective is to obtain the value of energy projects to obtain cash and/or in-kind consideration, such as facility renovation or construction.

6.3 Land

The parcels available for potential redevelopment of the METC Dormitories and supporting energy project(s) include approximately 48 acres of the METC Campus (“METC Site”), approximately 16 acres (2.7 developed and 13.3 undeveloped) related to the Old Shoppette (“Old Shoppette Site”), approximately 11 acres for the area occupied by the dining facility, gym, and pool (“Pool Site”), and approximately 44 acres (4 developed and 40 undeveloped) in the Fort Sam Houston Service District (“Service Area Site”) (see Figure G.6.3.1 below for the general location of these parcels, as well as Figure G.6.3.2 for the location of more specific parcels within the Fort Sam Houston Service District).

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Appendix G

Figure G.6.3.1. Opportunity 6 METC Dormitories Replacement

Table G.6.3.1. Size of Relevant Land Areas

LAND AREA APPROXIMATE

ACRES

METC Site 48 Old Shoppette Site 16 Pool Site 11 Service Area Site 44

TOTAL 119

The METC Dormitories sit on an approximately 48 acre site located approximately 1.3 miles by car east of the Fort Sam Houston Walters Gate. The five dormitories are in an irregularly shaped parcel bounded by Radio Road and Williams Way to the east for approximately 2,000 feet and 760 feet respectively, Schofield Road on the south from Garden Avenue to Williams Way for approximately 1,800 feet, and a service round south of Building 3312 for 700 feet. To the west, the sites are bounded by Williams Way for 1,250 feet and Garden Avenue for 1,000 feet, and the sites are bounded by Corporal Johnson Road for 970 feet and Radio Road for 390 feet. The METC Campus also includes an 11 acre area currently used for the Pool Site.

The Old Shoppette Site, a 16-acre parcel, is a rectangular parcel bordered by Hardee Road to the north for 930 feet, Williams Way to the east for 430 feet, Koehler Road to the south for 930 feet, and an open space area to the west for 430 feet.

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Appendix G

The potential energy project sites (44 acres of parcels shown in blue) in the Fort Sam Houston Service District sit in the Service Area Site. The northern boundary of the site extends 3,450 feet along Pershing Road. The eastern boundary of the site extends 5,600 along the installation boundary, extends south of Petroleum Drive along the paved parking area of Building 3528. The western boundary includes a forested area east of Building 3512 and extends back up to Petroleum Drive and then extends north to Pershing Road east of the parking lot for Building 3260. The southernmost boundary is along a railroad track south of the Fort Sam Houston Equestrian Center.

Figure G.6.3.2. Opportunity 6 Energy Project Parcels in Fort Sam Houston Service Area Site

6.4. Improvements

The METC Site, Old Shoppette Site, and Pool Site contain Buildings 1387, 1469, 1475, 1479, 3312, 3313, 3314, 3395, and three fitness tracks (1471, 1474, and 3311). The facilities are described in the following table:

Table G.6.4.1. Fort Sam Houston Facilities

Name/ Use 1387 1469 1471 1474 1475 1479 3311 3312 3313 3314 3395 3528 Year Built 1989 2010 2010 2010 2010 2010 2011 2011 2012 2011 1971 2018 Square Feet 15080 329191 1 EA 1 EA 329191 329191 1 EA 329191 14763 329191 1800 23693

The redevelopment plan for the METC Campus is visible at Figure G.6.4.1. This figure is provided for informational purposes to detail past Government planning efforts related to the potential movement of facilities central to this opportunity.

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Appendix G

Figure G.6.4.1. Potential Redevelopment Plan for METC Dormitories Replacement Opportunity

6.5 Environmental Considerations and Natural Infrastructure

The Potential Lessee will be responsible at its own expense for preparing Environmental Baseline Survey (EBS) for Property 6.

Natural constraints are assets or features such as drainage conveyances, protected habitats, significant topography changes, bodies of water, and designated flood zones. There are few natural constraints within the Fort Sam Houston Training District (the planning district subject to the majority of potential METC construction) because it is a heavily developed area already. There have not been documented findings of federal- or state-listed threatened or endangered species of flora or fauna within the District, although transient occurrences are possible – especially along the Salado Creek corridor which is adjacent to the Fort Sam Houston Training District. JBSA is required under US Fish and Wildlife Service (USFWS) Biological Opinion 2013-F-0060 to protect Edwards Aquifer endangered species, requiring the installation to follow the JBSA Critical Management Plan for water usage. A protected migratory bird species and Birds of Conservation Concern (BCC) nest on JBSA-Fort Sam Houston. To ensure compliance with the Migratory Bird Treaty Act (MBTA) and no incidental take occurs, removal of trees/vegetation must occur outside of nesting season (15 September – 28 February). Additionally, buildings up for demolition must be inspected for bird nests. The current Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM) panels 48029C0404H and 48029C0404G, effective 19 June 2020, indicate that the nearby floodplain along Salado Creek, just east of the installation and cutting through the golf course, does not significantly encroach into the district. There are some low-lying

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Appendix G open areas east of the district that are within the floodplain and are frequently used for outdoor training, but they cannot be developed due to the flood risk. These spaces are small and would be difficult to develop because of steep terrain as well. The FEMA National Flood Hazard Layer (NFHL) Zone layer AE is associated with flooding. There are a few very small wetlands sites on the installation near Salado Creek, which total approximately 22 acres. The only significant wetland located within the Fort Sam Houston Training District is just south of Building 3312 in a drainage swale between the dormitory and pool and is about 0.5-acres in size. A small wetland crosses the open space east of Building 3312 and coincides with a drainage feature.

The potential energy project site in the Service Area Site includes 10-acres of 500-year identified floodplain (0.2% Annual Chance Flood Hazard zone). In addition, within the Fort Sam Houston Service District, there are two environmental restoration sites adjacent to the proposed energy investment site. They are referenced as LF001 (over the Pershing Ballpark) and LF003 (at the end of Petroleum Drive and Holbrock Road).

There are no known natural constraints on the Old Shoppette Site, and no acreage identified with 5-8% slope on the site. Similarly, other than floodplain on site, the potential energy project parcels in the Service Area Site have no known constraints other than area of 1-3% slope topography change.

6.6 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 requirement. 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. The Lessee will be financially responsible for any required upgrades.

6.6.1 Electrical

The Installation receives electrical power from CPS Energy. Power is supplied from a substation off the municipal power grid, transporting through two transformer substations to the installation.

Building 1472 and 3315 are the two buildings housing the transformer substations. Each one of the substations is capable of supporting the energy requirements of the entire installation on its own if necessary. At the time of the 2018 Installation Development Plan (IDP), it was found that 90 megawatts (MW) of electricity is supplied to the Installation, whereas the demand totaled only 36 MW. This leaves 54 MW of headroom for expansion, or 60% remains of the total supply capacity. As of the 2020 Installation Energy and Water Plan (IEWP) report finalization, only 15% of the critical facilities across all JBSA installations have backup power generators. Mission critical facilities must have spot generators.

6.6.2 Natural Gas

CPS Energy provides natural gas to the Fort Sam Houston Training District and Service District facilities, and the network is privatized and integrated into the surrounding urban natural gas network. There are 8-inch natural gas supply lines bringing gas onto the base at three locations with good pressure. The supply lines generally provide 35-40 pounds per square inch (psi) with a

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Appendix G required minimum of 5 psi. The gas services are pressure metered, not demand metered. Switching from natural gas use to electric use only would triple the electrical requirements for the base and require upgrades to the electrical system. Additionally, the surrounding region is growing rapidly, putting a strain on power production off-site. There are no long-term plans in the Fort Sam Houston Service District to address this concern aside from requiring the removal of older buildings as new ones are constructed.

6.6.3 Water

The potable water supply for the Fort Sam Houston Training District is provided by two active wells at Building 2194 owned by JBSA-Fort Sam Houston that are supported by the Edwards Aquifer. Only one of these wells is operational. The wells produce approximately 60-mega gallons (Mgal) per month. Two projects are planned to reinstall pumps at Wells 7 and 8 to distribute production. Elevated water storage tanks are strategically placed to regulate system pressure and provide additional flow during peak-hour demands. There are no reported problems with contaminants, and the system is considered to be well looped. The remainder of the water distribution system is privatized. JBSA-Fort Sam Houston maintains well pumping rights.

6.6.4 Sewer

Wastewater at JBSA-Fort Sam Houston is routed through connections with the local municipal network. The installation currently maintains wastewater discharge permits and operates under a Federal Acquisition Regulation (FAR), Part 41, contract for utilities connecting with the San Antonio wastewater system at points around the installation.

Sanitary sewer utilities are managed by American Water (AW), a utilities privatization entity. The sewer collection system is fully developed, and it is expected that any planned future development projects could be accommodated by the existing system with the possible exception of need for short line extensions to provide service connection. The sewer collection system extends outside the installation, and wastewater is not treated within the district.

6.6.5 Storm Drainage

JBSA- Fort Sam Houston is drained primarily by Salado Creek, which runs north to south through the eastern portion of the installation and drains into the San Antonio River. The Fort Sam Houston Training District drains to the City of San Antonio’s stormwater drainage system. The stormwater system consists of a network of open channels, culverts, and storm sewers. The systems are owned and operated by JBSA-Fort Sam Houston to the installation boundaries.

The Fort Sam Houston Service District stormwater primarily drains to Salado Creek, which runs north to south through the district. A few roads without bridging or adequate elevation are located within the creek’s floodplain and likely experience overtopping during storm events. However, these are not main routes of travel and roadway flooding does not appear to greatly affect movement throughout the district during rain events. Facilities along these routes are recreational and training sites that would be unlikely to be used during severe weather events. There are no major concerns with drainage in this district. Reports indicate that a high-water table affects new

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Appendix G construction near BAMC.

6.6.6 Pavements

Pavement condition in the Fort Sam Houston Training District is generally in fair condition.

Upgrades and maintenance are required to bring the majority of pavement to a good condition.

Roadways are sparse in the Fort Sam Houston Service District due to the limited development of most land in the district. The Fort Sam Houston Service District Plan calls for a goal to enhance and maintain connected networks to include roadway networks, such as improving safety and convenience of transportation connections between the district and the rest of JBSA-Fort Sam Houston. No specific improvement projects are noted.

6.7. Community Services

Law enforcement services are provided by JBSA. The City of San Antonio is the 911 authority. A selected developer would need to coordinate emergency services with the City of San Antonio.

6.7.1. Snow and Ice Removal

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

6.7.2. Grounds Maintenance

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

6.8. Development Considerations

6.8.1. Historical, Cultural, and Archeological Resources

There are a significant number of buildings within the Fort Sam Houston Training District that are eligible for National Register of Historic Places (NRHP) designation. When historic properties have the potential to be affected, planning will comply with the requirements of the National Historic Preservation Act (NHPA), Section 106. Potential effects of proposed actions on historic properties shall be avoided to minimize, reduce, and mitigate any adverse effects to them. The METC Dormitories and the Old Shoppette have not been evaluated for eligibility on the NRHP. A consultation with the Texas Historical Commission (THC) will be required. The parcels in the Fort Sam Houston Service District that are potential locations for an energy project contain facilities that are not noted as being eligible for listing on the NRHP, but their evaluation status is unknown.

A consultation with THC will be required to confirm they are not eligible.