Final Solicitation Package.pdf

Solicitation No. N6247326RP00166

TABLE OF CONTENTS

A. INTRODUCTION

1. ENABLING AUTHORITY

2. ACQUISITION PROCESS

B. BACKGROUND

1. SITE HISTORY……………………………………………………………………………...…….3

2. EXISTING FACILITIES AND UTILITIES………………………………………………………4

C. PROJECT OVERVIEW

D. SITE INFORMATION

1. SITE LOCATION

2. REGIONAL PLANNING CONSIDERATIONS

E. REQUEST FOR QUALIFICATIONS (STEP 1 RFQ)

1. SUBMISSION REQUIREMENTS

2. EVALUATION FACTORS

3. STEP 1 RFQ SCHEDULE AND MILESTONES

4. INSTRUCTIONS AND ADDITIONAL INFORMATION

5. CLARIFYING COMMENTS AND QUESTIONS TO GOVERNMENT

6. PRE-PROPOSAL CONFERENCE

F. REQUEST FOR PROPOSALS (STEP 2 RFP)

1. INTRODUCTION

2. PROJECT INFORMATION

3. PROPOSAL SUBMISSION REQUIREMENTS AND EVALUATION FACTORS

4. PROPOSAL SUBMISSION INSTRUCTIONS AND ADDITIONAL INFORMATION

5. EVALUATION OF PROPOSALS

G. SPECIAL CONDITIONS AND LIMITATIONS

1. NO OBLIGATION

2. HOLD HARMLESS

3. WAIVER

4. RIGHTS RESERVED

5. GOVERNMENT-FURNISHED INFORMATION

6. DISPUTES

7. ACQUISITION REQUIREMENTS

8. PROTECTION AFFORDED TO PROPRIETARY OR CONFIDENTIAL INFORMATION

9. DAVIS-BACON ACT

H. POINTS OF CONTACT FOR INFORMATION AND CLARIFICATIONS

Solicitation No. N6247326RP00166

APPENDICES

A. Maps and Legal Description of Parcels Available for Lease

B. Program Requirements and Unified Facilities Criteria

C. Proposer’s Cover Page

D. Letter from the City of Seal Beach

E. Facility Condition and Configuration Report

F. In-Kind Consideration Process and Scopes of Work Examples

G. Data Pack (to be provided at Step 2 RFP Phase and may include the following:)

- Attachment “1” - Sample Lease

- Attachment “2” - Known Third Party Shared Boundary Lines

- Attachment “3” - Existing Facilities Documentation

- Attachment “4” - Draft Environmental Condition of Property Report

- Attachment “5” - Preliminary Environmental Analysis Report

- Attachment “6” - Financial Pro Forma Template

- Attachment “7” - Proposed Consideration Cover Page

Solicitation No. N6247326RP00166 1

A. INTRODUCTION

1. ENABLING AUTHORITY

The United States of America, acting by and through the Department of the Navy (“Government”) is issuing this Request for Qualifications/Request for Proposals (“RFQ/RFP”) to enter into a potential long-term Lease agreement (“Lease”) under the authority of Title 10 United States Code (“U.S.C.”) § 2667 for private development on approximately 27.6 acres at Naval Weapons Station Seal Beach, Pacific Coast Highway (“NWSSB PCH Parcels”, “Parcels” or “Leased Premises”) in Seal Beach, California. In exchange for the potential leasehold interest for private development, the Government requires in-kind consideration (“IKC”), in the form of mission sustainment projects to facilities under the control of the Government pursuant to 10 U.S.C. § 2667.

2. ACQUISITION PROCESS

In this RFQ/RFP, the Government has instituted procedures designed to ensure the selection of a proposer who is best qualified to meet the Government’s mission requirements. To meet this objective while minimizing the amount of resources required to participate in this RFQ/RFP, the Government will conduct this competitive acquisition in two steps: (i) a Request for Qualifications (“RFQ”) from which a shortlist of qualified proposers will be identified, and (ii) a Request for Proposals (“RFP”) from the shortlist of qualified candidates, from which one proposer will be selected to enter into exclusive negotiations with the Government.

Proposers shall prepare their proposals in accordance with the instructions set forth in this RFQ/RFP. Proposers should address each of the RFQ/RFP's proposal submission requirements in sufficient detail to permit a meaningful evaluation of their proposals.

Proposals that fail to address one or more of the proposal submission requirements, or that provide only vague, imprecise, or incomplete responses to any or all these requirements, may be eliminated from the competition and receive no further consideration for award. Such elimination from the competition may occur without a proposer first being given the opportunity to correct or revise their proposal.

The Government does not warrant the accuracy of any site-related information provided. Site-related information furnished by the Government and/or its representatives in support of this RFQ/RFP shall be considered as informational only.

Such information may include technical reports, maps, drawings, and studies, facilities condition reports, or other technical information intended to support the proposers’ development applications. Proposers are expected to verify (and not simply rely upon) all site-related information provided by the Government to avoid unforeseen costs to rework design or construction efforts.

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Step 1: RFQ. Detailed information including Submission Requirements and Evaluation Factors can be found in Section E of this document. Government officials will review all “Statements of Qualifications” (“SOQ”) received in response to the Step 1 RFQ Phase, may meet with any or all of the respondents, and may request additional information on particular aspects of the information submitted. Based on evaluation of the SOQs received, the Government will invite approximately three (3) proposers, who are determined to be best qualified, to respond to the Step 2 RFP Phase. The Government reserves the right to invite more or invite less than three (3) proposers to participate in Step 2, in its sole discretion based on the SOQs received.

Step 2: RFP. Detailed information for Step 2, the RFP Phase, including Submission Requirements and Evaluation Factors, can be found in Section F of this document.

The Government will only consider proposals from shortlisted entities who are invited to participate following the RFQ Phase. The Government will require written technical and financial proposals, potentially followed by oral presentations as needed. Government officials will review proposals received in response to the Step 2 RFP Phase, may meet with any or all proposers, and may request additional information on particular aspects of the information submitted. The Government reserves the right to amend all of, or portions of, the RFP by one or more formal amendment documents. The Government may enter into discussions with the proposers upon completion of the initial RFP evaluation and/or oral presentations.

Upon completion of discussions with proposer(s), or oral presentations, if any, the Government will select one (1) proposer that, in the Government’s opinion, is best able to meet the Government’s mission requirements and offers the best value proposal to the Government. The Government will enter into a period of exclusive negotiations with that Selected Proposer (“SP”).

Exclusive Negotiations. During this period of exclusive negotiations, the SP shall: (i) negotiate with the Government on the Lease agreement; (ii) further develop the proposed Concept Plan into a detailed site plan inclusive of proof-of-concept and renderings/massing diagrams that represent the complete development plan (“PCH COL Site Master Plan”), as applicable; (iii) pursue local approval, and permitting for the PCH COL Site Master Plan, as applicable; (iv) develop additional, required project or environmental documentation, as needed; and, (v) secure financing and other instruments (bonding, insurance, etc.) to ensure the development of the SP’s PCH COL Site Master Plan in accordance with this RFP and the SP’s proposal. The result of these exclusive negotiations is intended to be a long-term Lease, together with appropriate subordinate documents.

The Government reserves certain rights in connection with this period of exclusive negotiations, which are set forth in Section G, “Special Conditions and Limitations.”

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B. BACKGROUND

Naval Weapons Station Seal Beach (“NWSSB”) is a Navy weapons and munitions loading, storage, maintenance and fleet support facility located in Seal Beach, California. The Installation provides shore-based ordnance infrastructure support to ships of the Navy’s Pacific Fleet. NWSSB also supports United States Marine Corps afloat and shore-based commands and U.S. Coast Guard afloat commands. The current land use at NWSSB is military/industrial.

The NWSSB PCH reutilization lease and development opportunity at NWSSB involves approximately 27.6 acres, with approximately 9.0 acres on Parcel 1 (“PCH 1”) and approximately 18.6 acres on Parcel 2 (“PCH 2”). This leasing opportunity is for the potential private development of the entire 27.6 acres as the Government does not intend to separate the parcels for separate leasing actions. These contiguous parcels are located northeast of the intersection of Pacific Coast Highway and Seal Beach Boulevard.

1. SITE HISTORY

The NWSSB PCH Parcels and the area northeast of the Parcels were used as an unpaved airfield as early as 1917. The airfield was initially used by pilots for stunt exhibitions over the Seal Beach Joy Zone at Anaheim Landing. The unpaved runway was in the east-west direction and ended at the corner of Pacific Coast Highway and Seal Beach Boulevard. In 1927, the Crawford Motor and Airplane Manufactory was established at this site to manufacture airplanes and operate an airplane school for pilots. The airfield was called Crawford Field. Initially, two small hangars were situated north of the runway along Seal Beach Boulevard.

Later, these buildings were demolished, and a new building was constructed. A small concrete pad remains on PCH 1, which is likely the foundation of the hangar building. By the mid-1930s, the airfield had changed ownership, and its name changed to the Seal Beach Airport, which was depicted as a commercial/municipal airport.

The Government purchased the site around 1942–1943 and commissioned it as a Naval Outlying Landing Field (“NOLF”) for use by the naval pilots being trained at bases in Alamitos and El Toro. NOLF Seal Beach was no longer in use by 1945, and its land became part of Naval Ammunition and Net Depot Seal Beach and later NWSSB.

Limited information is available on operations at the NWSSB PCH Parcels between 1945 and the 2000s. Historic aerial photographs show that the NWSSB PCH Parcels were primarily vacant and used for storage of buoys (southern portion) and containers (northern portion).

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2. EXISTING FACILITIES AND UTILITIES

The NWSSB PCH Parcels are currently underutilized by NWSSB but are still needed to support the Government’s current and long-term mission requirements.

The Parcels are mainly vacant except for a concrete pad and a small metal instructional building on PCH 1, currently used by the Government to conduct material handling equipment training, and motorcycle safety and training courses.

PCH 2 is completely vacant. The Parcels are classified as “previously disturbed” sites from grading and are generally flat.

Due to security and safety requirements, the Government will require that the Parcels be completely segregated from the remainder of NWSSB. The SP must design and construct a new perimeter security system inclusive of fencing and/or walls on the eastern and northern sides of the NWSSB PCH Parcels site immediately upon lease execution. The design must comply with applicable anti-terrorism (“AT”) requirements, Unified Facilities Criteria (“UFC”), and Facilities Criteria (“FC”) addressing security setbacks for planned facilities and vegetation. The perimeter security system must be constructed outside of the Leased Premises so the Government can control/manage the new security perimeter on Government property. Depending on the Government approved design, the developable acreage of one or both Parcels could be slightly reduced due to required setbacks. The Parcels are currently already surrounded on the western and southern sides by secure perimeter fencing that separates the NWSSB main site from the public.

While this RFQ/RFP includes general descriptions, photos, and other documents, complete “as-built” drawings are not available. The Government makes no guarantees as to the accuracy or completeness of any information in this RFQ/RFP; all information is to be verified by proposers.

Appendix G, “Data Pack” released at Step 2 RFP Phase will contain the Existing Facilities Documentation, which includes:

• Photos of the materials handling equipment and motorcycle instruction building (Building 85);

• Diagrammatic floorplans of the major building and facilities; and

• Detailed maps illustrating each of the major utility types, locations, and sizes (due to the age of the existing utilities and amount of adaptation to the various systems, exact locations, sizes and conditions are not always known and the Government makes no guarantee of accuracy).

Additional details on the NWSSB PCH Parcels are available in Section D, “Site Information” and Appendix A, “Maps and Legal Description”. Additional information and detailed Scopes of Work for the new perimeter security system

Solicitation No. N6247326RP00166 5 and relocation requirement discussed above can be found in Appendix B, “Program Requirements and Unified Facilities Criteria.”

For a visual of the Parcels see Figure 1: “Site Map” on the following page:

Solicitation No. N6247326RP00166 6

Figure 1: “Site Map”

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C. PROJECT OVERVIEW

The Government’s primary objective is to enter into a long-term Lease of its underutilized property at NWSSB in exchange for which the SP would provide IKC, in lieu of cash, to the Government in the form of mission sustainment projects. This IKC must be valued at not less than the fair market value (“FMV”) of the leasehold interest. The SP would potentially be granted a leasehold interest in the NWSSB PCH Parcels to renovate, redevelop, and/or otherwise utilize.

Through this Lease and Development opportunity, the Government aims to facilitate the reutilization of NWSSB PCH Parcels in order to improve the quality of life (“QOL”) for NWSSB military personnel and their families, provide commercial and economic opportunities in the community of Seal Beach, and help maximize sustainment of the Government mission. The Government considers QOL and mission sustainment projects to be complementary, as both help the Government to meet mission requirements. While mission sustainment projects executed on the secure NWSSB Installation would be for the benefit of military personnel, their dependents and NWSSB civilians, certain QOL land uses for the potential NWSSB PCH Parcels private development would also be of benefit to the public.

The Government anticipates the highest and best land use for NWSSB PCH Parcels will be a mixed-use development compatible with the Government mission and the local community. Development may include a range of private mixed-use development (e.g., residential, office, retail, and hotel).

Table 1: “Potential Land Uses by Parcel” identifies other potential land use categories to aide in the development of the Proposer’s Concept Plan and PCH COL Site Master Plan:

Table 1: “Potential Land Uses by Parcel”

Potential Land Use Category PCH 1 PCH 2

Mixed-Use: retail/restaurants/hotel/rental residential, park and recreation facilities, etc.

Yes Yes

Hotel/Extended Stay Lodging Yes Yes

Retail/Light Development: stores/restaurants/gas station/supermarket/mini mart/etc.

Yes Yes

Light Industrial: fabrication, manufacturing, assembly or processing of refined materials and other activities that do not interfere with the surrounding neighborhood

No Yes

Rental Residential Development Yes Yes

Other Compatible Development: park/visitor center/outdoor activities/etc.

Yes Yes

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D. SITE INFORMATION

1. SITE LOCATION

NWSSB PCH Parcels are located northeast of the intersection of Pacific Coast Highway and Seal Beach Boulevard. The NWSSB perimeter fence runs contiguously along Seal Beach Boulevard and Pacific Coast Highway. There is a perimeter road used by NWSSB security inside the fence line. The U.S. Fish and Wildlife Service manages the Seal Beach National Wildlife Refuge (“SBNWR”), located immediately east and across Kitts Highway from PCH 2. The SBNWR encompasses 911 acres of remnant saltwater marsh in the Anaheim Bay estuary.

A description of the location of the NWSSB PCH Parcels in relation to neighboring community amenities, facilities, and attractions is provided in Table 2: “Neighboring Community Amenities, Facilities and Attractions below:”

Table 2: “Neighboring Community Amenities, Facilities, and Attractions”

Description

Airports

The Parcels are approximately 2.7 miles from the Long Beach Airport (LGB), 14.4 miles from the John Wayne Airport/Orange County (SNA),

22.3 miles from the Los Angeles International Airport (LAX), and 40 miles from the Hollywood Burbank Airport (BUR).

Transportation

The Parcels are adjacent to PCH (California Route 1) and close to Interstate 405, Route CA-22, and Interstate 605. Orange County Transit Authority (OCTA) provides local Metropolitan Transit System (MTS) Bus Routes, with connections to the Metrolink Train and AMTRAK Pacific Surfliner, servicing counties of Ventura, Los Angeles, Orange, Riverside, San Bernardino, and San Diego.

Old Town Seal Beach/Downtown Long Beach/Downtown Los Angeles

The Parcels are approximately half a mile from Seal Beach’s old-fashioned downtown district, at the edge of the beach just off the pier at Main Street and Ocean Avenue. In addition, the Parcels are approximately 8 miles from Downtown Long Beach and 27 miles from Downtown Los Angeles.

Major Attractions

The Parcels are in close proximity to the Seal Beach Municipal Pier, Belmont Shore, Catalina Island Express Ports, Leisure World Retirement Village, Knott’s Berry Farm, Hollywood, Disneyland and Disney California Adventure Park, Long Beach Convention Center, Aquarium of the Pacific, The Queen Mary, shopping malls, museums, performing arts centers, stadiums, golf courses, state parks, and various local beaches.

Colleges/Universities The Parcels are within 3 miles of California State University, Long Beach.

Significant Development Projects

Interstate-405 Improvement Project – See City of Seal Beach website for additional information at https://www.sealbeachca.gov/I-405-Improvement- Project https://www.sealbeachca.gov/I-405-Improvement-Project https://www.sealbeachca.gov/I-405-Improvement-Project

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Additional visual details on the location of the Parcels are provided within the following Figure 2: “Vicinity Map with Land Uses.”

Figure 2: “Vicinity Map with Land Uses”

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2. REGIONAL PLANNING CONSIDERATIONS

The NWSSB PCH Parcels are located on U.S. Government-owned (Navy-controlled) land. Therefore, development on the Parcels is not subject to City of Seal Beach or other state and local zoning and planning requirements. However, proposers are expected to review the current City of Seal Beach Department of Community Development Planning and Development General Plan, for information on the City of Seal Beach’s objectives for the surrounding area and develop a PCH COL Site Master Plan for the Parcels that is compatible with surrounding uses to the maximum extent practicable. The Government envisions future coordination between itself, the SP for exclusive negotiations, and the City. While development at the site would not require discretionary permits through the City’s public processes, the private development on the Parcels should be consistent with municipal codes and planning and development requirements. The City and/or other local agencies will ultimately issue some types of construction permits, certificates of occupancy and other ministerial, non-discretionary permits and clearances for the development. In the event the Parcels were to transfer out of federal ownership, such as through an exchange of property, state and local zoning and regulations would apply to development from that point forward.

a. CALIFORNIA COASTAL ZONE

NWSSB PCH Parcels are within the California coastal zone. The Government acknowledges the need to identify potential effects from the development within the coastal zone.

Through the Coastal Zone Management Act of 1972 (“CZMA”), as amended, coastal states are provided the authority to evaluate projects conducted, funded, or permitted by the federal government. In compliance with the CZMA, any federal project or activity affecting the coastal zone must be consistent, to the maximum extent practicable, with the provisions of federally approved state coastal plans.

The California Coastal Commission (“CCC”) developed the California Coastal Management Program pursuant to the requirements of the CZMA. The CCC is responsible for reviewing proposed federal and federally authorized activities affecting the state’s coastal resources to assess the activities’ consistency with the federally approved California Coastal Management Program.

This project is located on property that is under the exclusive control of the Government, is not currently open to the public, and is situated within the coastal zone boundary. Due to the potential for the NWSSB PCH Parcels development to impact coastal uses or resources, the Government will be conducting an effects analysis as part of its Determination of the Proposed Action Alternatives for purposes of federal consistency review in compliance with the CZMA. This will be done to determine whether the Proposed Action Alternatives (even if

Solicitation No. N6247326RP00166 11 conducted entirely within a federal enclave) would affect any coastal resource or use within the coastal zone. For all activities affecting coastal uses or resources, preparation of a Coastal Consistency Determination or Coastal Consistency Negative Determination will be prepared and included as an appendix in the final environmental analysis. The Government will hold meetings with representatives of the CCC as necessary, based on the preferred alternatives presented in the NWSSB PCH Parcels Environmental Assessment (“EA”) to be completed per the National Environmental Policy Act (“NEPA”). When a developer is selected by the Government for exclusive negotiations, the SP and the Government must also work together to ensure continued close engagement with the CCC, to complete the Consistency Determination process. All communications with the CCC will be handled by the Government through the federal consistency process.

b. CALFORNIA DEPARTMENT OF TRANSPORTATION (“CALTRANS”)

AND ORANGE COUNTY TRANSPORTATION AUTHORITY (“OCTA”)

PLANS

Traffic congestion is an issue in several key locations within city limits of the City of Seal Beach. Potential proposers are expected to research past CALTRANS and OCTA studies, plans and policies anticipated to impact regional and local transportation resources in the area of the NWSSB PCH Parcels site and propose a development plan for the Parcels that limits traffic impacts.

E. REQUEST FOR QUALIFICATIONS (STEP 1 RFQ)

1. SUBMISSION REQUIREMENTS

Interested parties responding to Step 1 RFQ Phase shall provide a SOQ structured in conformance with the outline shown below. The submission should be concise, only provide relevant material, and include tables, graphs, or other visual aids where appropriate.

a. CONCEPT AND APPROACH

(10 page limit, single-sided - Government will not review information submitted in excess of the first 10 pages)

i. Developer’s Vision Statement: Provide a statement articulating the overall concept and approach for development, operations, and management of the Parcels, in sufficient detail to demonstrate the extent, character, tenant mix, and quality of the development envisioned, including, but not limited to, the following:

1. Compatibility with the Government mission and the local community;

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2. Traffic mitigation, ingress, egress, and parking;

3. Incorporation of QOL improvements for NWSSB military personnel, their dependents and NWSSB civilians and incorporation of commercial and economic opportunities for the community of Seal Beach into the concept;

4. Constraints and capabilities that affect opportunities for the Parcels;

5. Proposed approach for financing;

6. Discuss market opportunities to include mix of asset class, market absorption rates, product values, etc.;

7. Potential incentives (state, federal, etc.);

8. Phasing of site development; and

9. Examples of real-world projects that demonstrate proposed development concepts will be viable.

ii. Concept Plan: Concept Plan showing thorough preliminary/initial block plans/site plans and/or plot plans with land use designations, intensities, and densities envisioned by the developer for the Parcels.

b. DEVELOPMENT, OPERATIONS, AND MANAGEMENT

QUALIFICATIONS, EXPERIENCE, AND PAST PERFORMANCE

Describe participating firms/companies/organizations (including all lenders) in terms of the roles, responsibilities, and legal relationships of each to the proposer and to each other. For each organization, identify the size of the staff and length of operation as a company, and provide a brief historical profile.

Provide a statement describing the company’s or team’s qualifications and previous relevant development experience and past performance with projects of a similar nature, scope and scale. Include specific experience related to:

i. Development, especially any development, operations and management experience involving public-private initiatives and/or similar commercial real estate projects. Highlight any large-scale redevelopment projects located in major cities, particularly those that are comparable to the size of the potential project at the Parcels, in terms of number of acres, intensity of development, and/or potential value. In addition, highlight those projects that involved

Solicitation No. N6247326RP00166 13 coordination with local municipalities, transportation agencies and other stakeholders;

ii. Development with Department of War (“DoW”), the Navy, other federal agencies, and/or state or local governmental agencies;

iii. Experience related to site development compliance pertaining to safety, environmental protection and sustainable developments;

iv. Experience related to obtaining environmental clearances, including working with stakeholders to resolve challenging high visibility issues, community outreach, and working with issues related to the National Historic Preservation Act (“NHPA”), Resource Conservation and Recovery Act and the CCC;

v. Innovative approaches to maximize value;

vi. Quality Assurance/Quality Control processes/programs to ensure adherence to all client-issued specifications for similar site development projects and/or requirements on mission sustainment projects performed as IKC.

Include project descriptions, identifying roles and responsibilities of participants and current status of projects, including length and type of ownership, occupancy, asset management responsibilities, and accomplishments. Provide photographs, locations, development concepts, land uses, scope and scale, construction costs, and other relevant information including a summary of development projects underway. Identify appropriate references (names, titles, addresses, email addresses, and telephone numbers).

c. QUALIFICATIONS, EXPERIENCE, AND PAST PERFORMANCE OF

KEY PROJECT PARTICIPANTS

i. List the individuals who would play a significant role in the proposed project, including the individuals responsible for negotiating and executing the Lease with the Government. Describe roles and responsibilities of each. Include key characteristics of their background, experiences, and past performance that qualify them to participate in this effort. Identify consultant(s) who would participate. Any special qualifications should be highlighted or otherwise noted.

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d. FINANCIAL INFORMATION

Provide sufficient financial information to indicate the availability of financial resources required for development, operation and management of the proposed development concept.

This information may include, but not be limited to the following:

• Audited Financial Statements / Annual Reports (Preferred)

• Credit Ratings and Reports (Preferred)

• Payment Performance History / List of References (Preferred)

• Unaudited Financial Statements

• Bank Reference Letters

• Bonding Capacity and Surety Letters

• Letters of Guarantee

• Line of Credit Confirmation

Proposers are encouraged to provide narrative explanations to support the interpretation of the provided documents.

Proposers must demonstrate sufficient financial strength to enable them to develop, operate, and manage the proposed development concept while fulfilling annual consideration requirements in the form of mission sustainment projects.

Include preliminary lender commitment letter(s), if applicable.

Financial information must be submitted for the proposer and for any parent or holding company or any other affiliated entity identified by the company in response to this RFQ/RFP. Identify appropriate financial references (names, titles, addresses, and telephone numbers).

Please mark financial information “Confidential/Business Sensitive,” as needed.

2. EVALUATION FACTORS

The factors shown below, approximately equal in importance, will be used to evaluate the SOQs. The SOQs submitted by those judged “Best Qualified” would propose a concept and approach for development, operation and management of the Parcels that is responsive to the requirements and goals set by the Government; possess qualifications, experience and past performance which demonstrate many major strengths, and few major weaknesses and risks; and establish financial capability and capacity to carry out the development, operations and management of the Parcels.

Based on evaluation of the SOQs received, the Government would invite

Solicitation No. N6247326RP00166 15 approximately three (3) proposers, who are determined to be “Best Qualified,” to respond to the Step 2 RFP Phase of the solicitation.

a. CONCEPT AND APPROACH

The degree to which the concept and approach to development, operation, and management of the Parcels, as appropriate, is responsive to the requirements and objectives of the Government, to include but not limited to, concepts that improve QOL for military personnel, their dependents and NWSSB civilians, provide commercial and economic opportunities in the community of Seal Beach, and fulfill the requirement to complete mission sustainment projects as IKC for the potential leasehold interest.

The degree to which the concept and approach are compatible with the surrounding area while also addressing Regional Planning Considerations, as applicable (see Section D.2).

The degree to which the proposer’s concept and approach protects and sustains the proposed development over the Lease term.

b. DEVELOPMENT, OPERATIONS, AND MANAGEMENT

QUALIFICATIONS

The nature and extent of the qualifications, experience, and past performance of the company or team with respect to development, ongoing management (including asset management) and operation of projects and properties of a similar nature, scope, and scale. Proposers with development experience and past performance on projects involving DoW and other federal agencies, state or local governmental agencies, and commercial real estate projects of a similar nature may be considered more favorably.

c. QUALIFICATIONS OF KEY PROJECT PARTICIPANTS

The nature and extent of the qualifications, experience, and past performance of the individual key participants and specific personnel proposed for major involvement in development, operations, and management of the Parcels, as appropriate.

d. FINANCIAL CAPABILITY/CAPACITY

The degree of financial strength and evidence that the company or team possesses the financial capability and capacity to carry out the development, operations and management of the Parcels, as appropriate. Proposers with experience financing

Solicitation No. N6247326RP00166 16 large Government or commercial real estate projects of a similar nature may be considered more favorably.

3. STEP 1 RFQ SCHEDULE AND MILESTONES

Table 3: “RFQ Schedule and Milestones” below summarizes the key milestones associated with the Step 1 RFQ Phase. Please monitor the System for Award Management website (SAM.gov) for any amendments that might impact the dates listed below.

Table 3: “RFQ Schedule and Milestones”

DATE MILESTONE

July 15, 2026

August 18, 2026

August 25, 2026

September 16, 2026

RFQ/RFP Posted to SAM.gov

Last day to submit clarifying questions for potential review at Pre-Proposal Conference

Pre-Proposal Conference 10:00 a.m. Pacific Time (“PT”) at the Navy Golf Course, Seal Beach CA

Last day to submit Clarifying Questions

September 30, 2026 STEP 1 RFQ STATEMENT OF QUALIFICATIONS DUE at 4:00 p.m. PT

January 18, 2027 Notify Shortlisted Entities and Release “Step 2 RFP” Data Pack

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4. INSTRUCTIONS AND ADDITIONAL INFORMATION

a. One (1) signed original, three (3) copies, and one (1) encrypted copy via universal serial bus (“USB”) drive of the SOQ prepared in response to this RFQ must be received at the following address no later than:

DATE: Wednesday September 30, 2026 TIME: 4:00 p.m. PT

ANY SUBMISSION RECEIVED AFTER THE TIME AND DATE SPECIFIED

ABOVE WILL BE REJECTED

If submitted via a Parcel Delivery Service (e.g., UPS, FedEx, DHL, etc.):

Attn: Jennifer Toups, Real Estate Division Department of the Navy Naval Facilities Engineering Systems Command, Southwest 750 Pacific Highway, 4th Floor San Diego, CA 92132-5190

Send delivery confirmation and tracking numbers to Jennifer Toups at info@PCHAreaReutilization.com and include a soft copy of the SOQ in the email. If the file size is too large for email delivery, then request a DoD SAFE link for soft copy distribution to the Government by submitting an email request to info@PCHAreaReutilization.com.

If submitted in-person:

The Government will be available only on the due date to accept hand delivered submittals. All hand delivered packages must be time stamped prior to the RFQ deadline. The Government is not responsible for providing parking or reimbursing costs for parking for in-person deliveries. Upon arrival at the Government building, address provided below, the person responsible for delivering the SOQ package must contact Ms. Jennifer Toups at (619) 705-4481 to retrieve the submittal package and time stamp it appropriately.

Department of the Navy Naval Facilities Engineering Systems Command, Southwest 750 Pacific Highway, 4th Floor San Diego, CA 92132-5190

Electronic or facsimile proposals or modifications will not be considered.

Submissions should be sent in an envelope clearly marked:

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“STATEMENT OF QUALIFICATIONS – PACIFIC COAST HIGHWAY

AREA REUTILIZATION PROJECT, NAVAL WEAPONS STATION

SEAL BEACH, CALIFORNIA

(SOLICITATION N6247326RP00166)”

5. CLARIFYING COMMENTS AND QUESTIONS TO GOVERNMENT

Interested proposers are encouraged to submit written comments and questions regarding the RFQ/RFP to the Government prior to the Pre-Proposal Conference discussed below, but no later than fourteen (14) calendar days prior to the SOQ due date. Inquiries and requests for information received within seven (7) calendar days of the Pre-Proposal Conference may be responded to at the Pre-Proposal Conference.

Written comments and questions must be submitted in writing to info@PCHAreaReutilization.com. All comments and questions will be reviewed for appropriate action. Individual responses may not be provided. The Government retains the right to respond to all, a portion of or provide no response to interested proposer’s questions. The Government will post any prepared response(s) to written questions via SAM.gov.

6. PRE-PROPOSAL CONFERENCE

Individuals are encouraged to attend the Pre-Proposal Conference on August 25, 2026, 10:00 A.M. – 12:00 P.M. at Seal Beach, California. The Pre-Proposal Conference will provide an opportunity for the Government and industry to meet for a presentation of the project details. Further details on the Pre-Proposal Conference will be provided separately and posted to SAM.gov and to the project website at Projects (navy.mil).

All costs associated with the proposer’s travel to the Pre-Proposal Conference shall be at the responder’s sole expense and shall not be reimbursed by the Government.

https://cnrsw.cnic.navy.mil/Installations/WPNSTA-Seal-Beach/Operations-and-Management/Environmental-Program/Projects/

Solicitation No. N6247326RP00166 19

F. REQUEST FOR PROPOSALS (STEP 2 RFP)

1. INTRODUCTION

Proposers determined to be best qualified in the Step 1 RFQ Phase will be invited to participate in the Step 2 RFP Phase and may submit a proposal in the form of technical and financial proposals which reflect the availability and amount of consideration and the manner in which Government objectives will be met. Proposals should be concise and provide all required information including but not limited to details on how the proposed PCH COL Site Master Plan addresses the Government’s objectives. The technical details should include a narrative and a PCH COL Site Master Plan inclusive of drawings, sketches, photos, tables, graphs, or other visual aids where appropriate. The PCH COL Site Master Plan should include a description of the prospective development in general terms and also provide preliminary planned facility types, sizes, and locations, demonstrate the concept for private development, and details on the manner in which the project would be financed.

Appendices A – G are provided to assist proposers in preparing responses to this RFQ/RFP. Appendix G, “Data Pack” issued at the Step 2 RFP Phase contains additional details relating to the NWSSB PCH Parcels and will be provided to those proposers determined to be best qualified who are invited to participate in the Step 2 RFP Phase and sign a non-disclosure agreement. The Data Pack may include, but not necessarily be limited to, items such as: a sample Government Lease; Known Third Party Shared Boundary Lines; Existing Facilities Documentation; Financial Pro Forma Template; a Draft Environmental Condition of Property (“ECP”), and a Preliminary Environmental Analysis Report (“PEAR”).

a. GOVERNMENT VISION

The Government’s overall vision for this RFQ/RFP is to improve the QOL for NWSSB military personnel and their families, provide commercial and economic opportunities in the community of Seal Beach, and help maximize sustainment of the Government mission. In exchange for the leasehold interest for private development on the NWSSB PCH Parcels, the proposer will provide the Government with IKC in the form of mission sustainment projects.

b. GOVERNMENT OBJECTIVES

• Entering into a long-term Lease, as applicable, with a SP;

• Receive IKC in lieu of cash rent payments in the form of mission sustainment projects;

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• Site development that meets the Government’s security, AT, UFC and FC requirements for the new secure perimeter system and ensures continuity of the Navy’s mission;

• Private commercial development compatible with the Navy’s mission and the local community on the Leased Premises;

• Comply with all NEPA, CZMA, NHPA, ECP requirements, and all other Government regulations applicable to federal Real Estate leasing actions;

• Maintain the safety and security of the Leased Premises;

• Maintain positive relations with the communities surrounding the property; and

• Employ best commercial practices to the benefit of both the Government and the SP.

2. PROJECT INFORMATION

a. LEASE AND TERM

To enter into a Lease with a term over 5 years, the Secretary of the Navy must determine that a Lease for a longer period will promote national defense or be in the public interest. Thus, a Lease with a term of more than 5 years is subject to the approval of the Secretary of the Navy.

Appendix G “Data Pack” will include known third party shared boundary lines and the record of Survey maps to indicate site boundaries for both NWSSB PCH Parcels. SP shall protect the Government’s interest in the NWSSB PCH Parcels.

A sample Government Lease that addresses the Government’s interest in its land and associated infrastructure will be provided in Appendix G, “Data Pack” to be issued at the Step 2 RFP Phase.

b. CONSIDERATION

A specific price proposal with annual Rental Payment Value (amount of consideration proposed on an annual basis) for the term of the Lease shall be submitted for evaluation by the Government utilizing Attachment “7” – Proposed Consideration Cover Page provided in the Data Pack issued at Step 2 RFP Phase.

Under 10 U.S.C § 2667, the consideration provided to the Government must be in an amount not less than the fair market value of the leasehold interest, as determined by the Government. In order to ensure that the amount of consideration proposed is reasonable, proposed consideration will be compared to the FMV range determined in the Appraisal of the leasehold interest. The Appraisal is for the sole use of the Government and will not be made available to proposers.

Financial proposals, in response to the Step 2 RFP Phase, must include a proposed annual Rental Payment Value over the term of the Lease, assuming at least a 3% escalation each year. The Rental Payment Value should be expressed as an annual rent. In lieu of yearly cash rent payments, the intent of the Government is to

Solicitation No. N6247326RP00166 21 require IKC in the form of completed mission sustainment projects identified by NWSSB. The SP shall receive rental credit in the annual rental amount accrued for the “Actual Cost” incurred in the performance of said mission sustainment project(s) upon the satisfactory completion of such mission sustainment project(s). "Actual Costs" shall mean the sum of (a) direct labor costs and (b) direct material costs incurred directly in the performance of any mission sustainment project approved by the Government. Mission sustainment project(s) could include but are not limited to:

• Construction of new facilities;

• Maintenance, operations, protection, repair, alteration, improvement, or restoration (including environmental restoration), of facilities;

• Provision of facilities for use by Government;

• Provision of payment of utility services; and

• Provision of real property maintenance services.

The Government is responsible for identifying the required mission sustainment project(s) to be completed by the SP. However, at the discretion of the Government, the SP may be required to pay rent in cash on a yearly basis in advance, in lieu of conducting mission sustainment project(s).

Appendix F – “In-Kind Consideration Process and Example Scopes of Work” provides additional details on how the receipt of IKC in the form of mission sustainment projects will be managed upon Lease execution.

c. PHASING OF ACREAGE AVAILABLE FOR USE

The Government confirms that NWSSB PCH Parcels will be immediately available for leasing (upon a successful completion of an EA under the NEPA).

No phasing of acreage is anticipated. The approximately 27.6 acres (comprised of PCH 1 and PCH 2) will be made immediately available upon Lease execution.

d. ENVIRONMENTAL DOCUMENTATION AND OPERATIONAL LIMITS

Environmental documentation required under the NEPA and other Federal statutes is underway and will be completed by the Government prior to Lease execution, with support from the SP based on their proposed PCH COL Site Master Plan. A PEAR and a Draft ECP will be provided in Appendix G “Data Pack.” The SP identified at the end of the Step 2 RFP Phase shall be responsible for complying with all applicable local, state, and Federal laws and regulations.

The SP may be financially responsible for any additional environmental documentation that may be required, and/or for the completion of current environmental clearance processes, at the Government’s discretion. The SP (if

Solicitation No. N6247326RP00166 22 ultimately chosen as the Lessee) will also be responsible for mitigation measures agreed to in the environmental documentation and accordingly is encouraged to adopt mitigation measures as part of its Concept Plan and PCH COL Site Master Plan to offset the potential impacts of their specific proposal. The Government expects the SP to participate with the Government and regulatory agencies in the preparation of required environmental documentation and in the completion of required environmental coordination/consultation based on the SP’s Concept Plan and PCH COL Site Master Plan.

The Government intends to work with the SP to incorporate their proposed development details into the final NEPA documents during the exclusive negotiation period. This will include a public comment period where the Government will receive comments on the NEPA document from federal, state and local agencies, as well as the public. These details will help to inform the eventual completion of the NEPA document.

The SP will be responsible for compliance with any potential Land Use Controls (“LUCs”) being managed by the Government to prevent exposure to contamination from historical releases at the site. The LUCs will be identified in the Final ECP Report and ultimately included in any executed Lease. To the extent the proposer’s redevelopment activities may result in the removal of historical contamination such that LUCs can be terminated, the Government will work with the SP and regulatory agencies to terminate or modify the LUCs. At this time, there are no LUCs on the Parcels, but several notifications will be identified in the Draft ECP Report that will be provided in Appendix G, “Data Pack.”

Comprehensive environmental documentation will be made available to the SP prior to Lease execution, upon the Government’s completion of the Final ECP Report, Final NEPA documentation, and any other documentation required for purposes of compliance with the CZMA, NHPA, and any other applicable environmental statutes or other legal requirements.

e. PROHIBITED USES

The following uses and activities are prohibited on the Leased Premises:

• Any use or activity that adversely affects the health, safety, welfare, morale, security, or discipline of the Armed Forces (Air Force, Army, Coast Guard, Marine Corps, Space Force, and Navy);

• Any use or activity that adversely affects the health, safety, welfare, morale or security of residents and businesses on or adjacent to the Leased Premises;

• Structures, activities, and operations that adversely affect Installation security and/or force protection;

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• Any uses or activities involving the storage, treatment, or disposal of toxic or hazardous materials, except as specifically authorized and approved by the Government;

• Illegal Activities;

• Any use or activity that is incompatible with environmental, operational or land use constraints;

• Heavy industrial land use; and

• Condominiums.

This prohibition list is not all inclusive and additional restrictions and notifications are included in Appendix B, “Program Requirements and Unified Facilities Requirements” and in the Draft ECP Report and PEAR that will be provided in Appendix G, “Data Pack.” Permissible activities are subject to approval by military security entities, and the Government reserves the right to exclude activities not compatible with Government operations.

f. UTILITIES

The NWSSB PCH Parcels shall be served by local utility service providers, not the Government. The SP will be responsible for coordination and funding for the connection of all utilities and support services needed for the operation and management of the Leased Premises.

Due to Government policies, the SP must separate existing utilities coming from the NWSSB main site to the NWSSB PCH Parcels. The SP must work with all utility, security, and fire protection service providers supporting the area surrounding the Parcels to allow the Leased Premises to be effectively tied into the community and segregated from the NWSSB main site utilities as appropriate.

g. LAW ENFORCEMENT AND FIRE PROTECTION SERVICES

The SP will be responsible for obtaining first responder (police and fire protection) services to the NWSSB PCH Parcels from the appropriate local providers.

h. INSURANCE

The SP shall ensure appropriate insurance will be in place for the term of the Lease. The Government shall be named as additional insured, and property insurance coverage against loss or damage to the NWSSB PCH Parcels shall be in an amount not less than One Hundred Percent (100%) of the full replacement cost of the development, building improvements, improvements to the land, fixtures, Solicitation No. N6247326RP00166 24 and personal property. The cost of such coverage would be included in the financial plan and pro forma section of the selected proposal.

i. LEGISLATIVE JURISDICTION AND REGULATORY AGENCIES

The current federal legislative jurisdiction of the NWSSB PCH Parcels is Proprietary Interest, however, the Government may change the legislative jurisdiction to Concurrent Interest in the future. The NWSSB PCH Parcels are located within the city limits of Seal Beach.

j. PROPERTY MAINTENANCE AND MANAGEMENT

The SP will have responsibility for all property maintenance and management of facilities on the Leased Premises for the term of the Lease, and for compliance with all applicable laws, regulations, codes, standards, and criteria. The SP will be required to maintain the Leased Premises in good condition throughout the term of the Lease.

k. TAXES

While federal real property may not be taxed by state or local entities, a private entity’s possessory interest on federal property for private purposes may be subject to taxation. The SP shall be independently responsible for any and all taxes, assessments, or payments in lieu of taxes that may be levied against its interests, activities, and operations on the Leased Premises.

l. FINANCIAL PROVISIONS

The Government may require that all financing be in place on or before the date of Lease execution. The SP shall not cross collateralize and/or cross default the Lease, or the assets or revenues from any improvements.