Opportunities.pdf

Opportunities

FOR STRATEGIC REAL ESTATE OPPORTUNITIES AT JBSA

Opportunity 1: Cyber Security Center

Background: 16th AF has a Military Construction (MILCON) requirement for a new consolidated Cyber campus due to aged, deteriorated, and inadequate facilities as outlined in the Security Hill Campus

Development Plan. The replacement MILCON facilities are many years out and outside of the Future

Years Defense Program (FYDP). If the existing facilities fail, a temporary leased facility may be required as an interim solution until a permanent replacement is available. Readily available Sensitive

Compartmented Information Facilities (SCIF) facilities of equivalent size are not available in the local area, threatening mission continuity when additional infrastructure failures occur. Industry responses to this opportunity could include partial and/or temporary solutions to the current facility challenges experienced by 16th AF. The DAF will consider in-kind contributions and cash considerations when evaluating industry proposals.

Project Details: The consolidated Cyber campus includes five (5) potential facilities.

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

(2) 91st Cyber Operations Center, 42,600 SF, is a multi-domain SCIF/SAP (special access program) level facility and configured Cyberspace Operations Center enabling the 91 COS and

67 CW. Parking, roads, sidewalks, and other public areas to support the 269 personnel working in the facility is also required.

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

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

(5) Cyber Training Center, 136,000 SF, multi-story SCIF facility building. The total estimated cost is $81M (Not programmed). Parking, roads, sidewalks, and other public areas to support the

422 personnel working in the facility is also required.

The facilities in the campus must comply with the National Counterintelligence and Security Center

Technical Specifications for Construction and Management of SCIF Facilities Version 1.5.1 (as reference in Attachment 1). and ICS 705-02, Standards for Accreditation and Reciprocal Use of SCIFs and the

Unified Facilities Criteria (UFC) Command, Control, Computers, Communications, Cyber-Defense, Intelligence, Surveillance, and Reconnaissance Facilities (as reference in Attachment 2).

However, due to previously identified National Security Agency (NSA) concerns with off-base locations for the 16 AF campus and concerns about ability to certify SCIF facilities, DAF requests concepts for the consolidated Cyber Campus on the existing Security Hill site, to include a phasing plan for construction of the Cyber Campus at Security Hill. DAF would consider potential options to construct 16 AF facilities as payment-in-kind. Options could include potential development of an Enhanced Use Lease (EUL) on the Security Hill site or other locations identified in this RFI. DAF is open to considering a potential joint cyber campus in collaboration with industry to partially or fully fund construction of 16 AF facilities as payment in kind on Security Hill.

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

Additional sites for the Cyber Campus have been considered. These include co-located facilities at the

NSA Hwy 151 Campus and Chapman Annex. These sites were considered, but not brought forward due to inadequate land available at the NSA site and conflicting planned development at the Chapman Annex site.

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

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

Infrastructure Redundancy Requirements (as reference in Attachment 3).

DAF invites any interested U.S. domestic entities, including federal, state, and local governmental entities, private sector entities, or economic development organizations to propose opportunity solutions for the Cyber Security Center. Applicants should note that any expression of interest will be evaluated for capital lease scoring implications under OMB circular A-11, App B. An Campus Development Plan for

Security Hill was published in August 2019. The Security Hill – Campus Development Plan will be available at the Industry Day event address in Section seven (7) of this RFI.

Opportunity 2: Kelly Airfield

Background: JBSA-Kelly Field is a 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. The POSA owns and manages 1,900 acres of the former Kelly AFB. The

AF owns the runway and taxiway and has a Joint Use

Agreement with POSA for its use.

The DAF is interested in exploring partnership opportunities to transfer ownership of the jointly used flying facilities (with a Plant

Replacement Value of

$207.4M), to include development of a revised

Joint Use Agreement with the DAF and its partners.

The DAF is also interested in concepts that would allow the Passenger Terminal on the POSA side of the airfield to be relocated to allow space for POSA-planned development. The DAF is interested in concepts that would replace the Passenger Terminal in a new location and construct it as a joint facility shared by the government and other POSA users.

Conditions of the jointly used flying facilities are shown below. Any government or quasi-governmental partner shall provide assured access and ensure security requirements are met for the listed Tenant

Organizations and Transient/Contingency Users.

Kelly Airfield 502nd OSS 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-18, E4B

Foreign Military Sales (Hub for Mexico/Egypt C-

130 engines) Boeing Commercial

Atlantic Aviation (FBO)

Barrio flight school

Project Details: JBSA will only consider Kelly Airfield concepts that further the vision of JBSA as the premier Joint Base in the Department of Defense and that are compatible with the JBSA IDP. While the real estate and facilities identified in this RFI are currently underutilized, DAF seeks to know if an entity would be interested in utilizing any part of the airfield, should a mutually beneficial opportunity be identified. Utilizing existing authorities granted under Title 10, the DAF may consider concepts that propose exclusive use of the real estate and/or its facilities. Respondents to the airfield opportunity will be evaluated based on current mission priorities and anticipated utilization for the real estate or facilities.

DAF invites any interested governmental (federal, state, and local level) or quasi-governmental entities to propose opportunity solutions for Kelly Airfield, to include the Passenger Terminal. Consideration of an

EUL or other instrument to facilitate a change of ownership of the airfield will be considered, but all proposed opportunities 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. Because of the proximity to Kelly airfield, any proposed structure 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.

Opportunity 3: Parade Field Redevelopment

Background: The Lackland AFB Parade Grounds serve 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 Ground 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 the installation presents a challenging security concern; as such, the installation is open to concepts 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 grounds and the Wolford Clinic.

Project Details: The DAF will consider responses which would enhance Airmen recruitment, ease access for visiting families, and provide access to existing community support facilities. 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, the planned Airman’s Museum, and planned Security Forces Museum. The Parade Grounds redevelopment could help meet the mission requirements for expanding/strengthening the recruiting of future airmen. Access must be maintained to existing facilities in the area and security concerns with these facilities addressed. Reserved access to the

DAF for use of the parade field for graduations two (2) days per week will need to be considered.

Adjusting the fence line could support a successful project at the Parade Field. In addition, the DAF is open to concepts that would consider a potential partnership involving the adjacent golf course.

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

DAF invites any interested U.S. domestic entities, including federal, state, and local governmental entities, private sector entities, or economic development organizations to propose opportunity solutions for the potential Parade Field Redevelopment.

Opportunity 4: South Beach Renovation

Background: The DAF faces significant challenges with its aging and deteriorating infrastructure compounded by limited funding for MILCON and facility sustainment, resulting in a $48B backlog in maintenance and repair projects. Meanwhile, the installation has a requirement to meet Office of the

Secretary of Defense (OSD) policy such as the Department of Defense (DoD) Sustainable Buildings

Policy; EO 14057 - Catalyzing Clean Energy Industries and Jobs Through Federal Sustainability; the

Climate Action Plan; and the DAF Electrification Policy.

The historic South Beach facility is a property eligible for listing on the National Register of Historic

Places. This 148,223 sq-ft facility has been identified to house Defense Health Agency (DHA) functions but requires a full renovation to meet DHA requirements. The estimated cost for renovation is $50-80M and DHA currently does not have funding programmed for the repairs.

Project Details: DAF invites any interested U.S. domestic entities, including federal, state, and local governmental entities, private sector entities, or economic development organizations to propose opportunity solutions to renovate South Beach. The DAF is interested in considering lessons learned from industry and commercial business and considering a “stack” of existing Congressional Authorities and Capital Authorities to fulfill this critical mission requirement, to include but not limited to Public

Private Partnerships, Enhanced Use Leases, and Intergovernmental Support Agreements (IGSA). After expressions of interest are received, any expression of interest should be evaluated for capital lease scoring implications under OMB Circular A-11, App B. An IGSA is only authorized for activities that the governmental counterparty would do to satisfy its own needs. The IGSA is limited to 10 years.

Opportunity 5:

The next several opportunities are related and to be considered together, and or in conjunction with the other opportunities listed in this RFI. Respondents should provide details on how these opportunities could mutually support one another through a coordinated execution process.

Opportunity 5a: Energy Resiliency

Background: JBSA is one of the largest AF installations in the country and spends approximately $48.5M annually on its energy consumption. JBSA’s total annual facilities energy fuel consumption is 2,347

BBTU. The total annual electricity consumption is 445,931 MWh (1,522BBTU). The responsibility of operating and maintaining JBSA, with its vast portfolio of real estate and facilities, requires specific strategies to reduce energy usage, demand, and operating costs through energy-efficient solutions while enhancing energy resilience and mission assurance. The DAF is interested in considering lessons learned from industry and commercial business and considering a “stack” of existing Congressional Authorities and Capital Authorities to fulfill this critical mission requirement. The DAF is interested in opportunities at JBSA to meet Federal and DoD energy requirements such as those outlined in the 2022 National

Defense Authorization Act, which requires the DAF provide its critical missions with 99.9 percent reliable energy by 2030. Additional requirements outlined in the DAF Climate Action Plan (October 2022) and the Federal Sustainability Plan, which places the services on a path for net-zero emissions by 2050, shall also be considered. The DAF is implementing a three-part strategy to achieve 100% Carbon Pollution-

Free Electricity (CFE) by 2030 with at least 50% on a 24/7 basis.

The focus for this opportunity will be to assess JBSA’s installation-wide utility and other real property assets to look for opportunities for energy projects that improve resiliency, reduce/optimize demand, assure supply, and ensure security. To meet this goal, DAF is focused on engaging City Public Service

Energy (CPS Energy) and/or a developer, financier, or a venture capital plus CPS Energy arrangement using power purchase agreements, to develop more on-site energy generation sources. The DAF indicated its interest in the Memorandum of Understanding Between the DAF and CPS Energy to Evaluate

Establishing Long Lead Time Sources of Resilient Carbon Pollution-Free Electricity on JBSA. Currently, JBSA is primarily reliant on off-site electricity to provide energy in support of its critical missions. This dependence on the external grid creates mission risks due to power disruptions from extreme weather and cyber security related attacks.

Figure (Above): Highlights potential areas for siting an energy resilience project on Chapman Annex –

JBSA.

This opportunity is within DAF statutory authorities. As an off-taker, JBSA will seek long-term Power

Purchase Agreements (PPAs) with an energy producer or developer through an Energy as a Service

(EaaS) business model. PPAs serve as an off-balance-sheet form of financing with predictable revenue streams. Further, JBSA’s secure location provides additional safety and security measures. The project execution pathway will depend on counterparty and counterparty needs.

Project Details: DAF invites any interested U.S. domestic entities, including federal, state, and local governmental entities, private sector entities, or economic development organizations to propose solutions for the Energy Resiliency Opportunity. Responses should explore potential for advanced, or enhanced, resilient carbon pollution-free energy capabilities at JBSA to provide continuous reliable power regardless of weather conditions or other types of power disruptions; this may include innovative, emerging, or advanced technology solutions with long lead times including green hydrogen, geothermal, new nuclear and potentially technologies not yet identified. Further DAF encourages pairing microgrids with long lead time technologies such as new nuclear to increase the resilience of the base and surrounding communities.

Consideration of an IGSA, public private partnership, EUL, Power Purchase Agreements (PPA), ERCIP, Third-Party Financing (3PF), energy contracts, or other authorities will be considered to address energy resiliency concerns at JBSA considered.

The Texas Advanced Nuclear Reactor Working Group, which operates under the leadership of the Public

Utility Commission, includes JBSA representation in the military subgroup. The working group has recommended targeted incentives for new nuclear adoption at JBSA that may be up to $100 million.

Opportunity 5b: Medical Education and Training Campus (METC) Housing Redevelopment

Background: The DAF faces significant challenges with its aging and deteriorating infrastructure compounded by limited funding for MILCON and facility sustainment, resulting in a $48B backlog in sustainment, maintenance, and repair projects. Meanwhile, the installation has a requirement to meet OSD policy such as the DoD Sustainable Buildings Policy; EO 14057 - Catalyzing Clean Energy Industries and Jobs Through Federal Sustainability; the Climate Action Plan; and the DAF Electrification Policy.

Figure (above): Highlights the notional METC redevelopment parcels, including potential location for supporting energy generation projects.

The DAF is interested in considering lessons learned from industry and commercial business and considering a “stack” of existing Congressional Authorities and Capital Authorities to fulfill this critical mission requirement. The METC is an extensive, state-of-the-art enlisted medical training institution for

Army, Navy, Air Force, and Coast Guard medics, corpsmen, and technicians. Created to meet the 2005

BRAC decision to co-locate training at Fort Sam Houston, TX, it is the first training stop for all entry-level enlisted medical personnel and a point of return for advanced enlisted medical training. In 2014, METC was realigned and entered initial operational capability as part of the newly established Defense

Health Agency (DHA). As the world’s largest enlisted medical education campus and largest consolidation of military training in DoD history, supporting 16,500 students a year, medical enlisted personnel get experience in a joint environment at the beginning of their careers.

The METC campus requires recapitalization. Five (5) student housing facilities (dormitories) require replacement, each presently 330,000 sq-ft in size with 600 rooms serving 1,200 students at two (2) students per room. In addition to living quarters, the buildings include computer learning centers, linen rooms, classrooms, staff spaces, limited food vending, and game rooms. The site includes ¼-mile and ½-mile outdoor tracks and central mechanical plants to support the dormitories and select nearby facilities.

Figure (above): Highlights an example area for possible energy development for METC and JBSA-FSH at large which is in proximity to existing electrical substation.

Project Details: The DAF invites any interested U.S. domestic entities, including federal, state, and local governmental entities, private sector entities, or economic development organizations to propose opportunity solutions for replacement of the existing capacity and operational capabilities of all five

METC dormitories with modern, high efficiency, smart, no-emissions housing suited for high-use, 24/7 operations, and maintenance-conscious. Room module configuration criteria is standardized and largely immutable. Initial planning efforts considered one-for-one phased replacement as one solution since medical training and associated student housing must continue uninterrupted throughout the recapitalization period.

The DAF expects proposed solutions to address the interdependent nature of METC student housing and training regimen, supporting mechanical plant(s), and carbon-pollution free energy consumption and generation. The DAF is presently pursuing an Other Transaction Authority project under 10 USC §

4022(i) to replace one of the five dormitories with a net-zero facility and anticipates project authorization in FY2025 and a first increment of appropriations in FY2025.

The DAF is interested in considering lessons learned from industry and commercial business to fulfill this critical requirement, to include but not limited to Public Private Partnerships, Enhanced Use Leases, IGSA, Renewable Energy Contracts, Energy Resilience Contracts, Power Purchase Agreements, and

Other Transaction Authority (OTA) to protype new construction techniques, technologies, life-cycle solutions, and/or financial models and authorities. Applicants should note that some of the possible execution options may present authority and capital scoring risks. After expressions of interest are received, any expression of interest will be evaluated for capital lease scoring implications under OMB

Circular A-11, App B. An IGSA is only authorized for activities that the governmental counterparty would do to satisfy its own needs.

Opportunity 6: General Call for Additional Opportunities not Specified in this RFI

The DAF is open to considering other opportunities proposed by federal, state, and local governmental entities, private sector entities, or economic development organizations. This may include but is not limited to opportunities related to housing (e.g. alternatives to address unaccompanied housing shortfalls) such as providing housing for single unaccompanied airmen on or off installations in a campus approach complete with transportation, recreation, and dining options, and/or installation support services such as operations, maintenance, staffing, and research/collaboration within opportunity areas.

ENVIRONMENTAL CONSIDERATIONS

Prior to the execution of an Agreement, the Offeror(s) in cooperation with DAF, shall prepare the appropriate level of documentation for its proposed project scope that complies with all requirements under National Environmental Policy Act (NEPA) and other applicable environmental laws, including without limitation, relevant DoD and DAF policies. Any proposed use shall limit and mitigate any adverse environmental impact to the greatest extent practical. The Offeror(s) must demonstrate a full understanding of the potential environmental consequences associated with its proposal, take into account the time and cost implications of applicable environmental compliance activities both prior to and during the project(s) and be willing to fund any necessary studies and reviews beyond those already funded by

DAF as may be required. The Offeror(s) shall be responsible for complying with all applicable Federal, State, and local requirements and for obtaining all necessary air, wastewater, storm water, and other environmental permits. The Offeror(s) shall be the permit holder of any necessary permits.