Pine Bluff RFP Final .pdf

DEPARTMENT OF THE ARMY

REQUEST FOR PROPOSALS No. DACA03-1-26-26203

ENHANCED USE LEASE (EUL)

PINE BLUFF ARSENAL

JEFFERSON COUNTY, ARKANSAS

DATE OF ISSUANCE: November 17, 2025

To be considered for award, proposals conforming to the requirements of this RFP must be received no later than 5:00 P.M. (EST), December 15, 2025.

Questions regarding this RFP may not be considered after 5:00 P.M. (EST), November 24, 2025.

DISCLAIMER

The information presented in this Request for Proposals and all supplements, revisions, modifications, updates, and addenda thereto (collectively, the “RFP”), including (without limitation) narrative descriptions and information, is not represented to be all of the information that may be material to an Offeror’s decision to submit a proposal in response to this RFP or to develop, construct, manage, and maintain the Project (as defined below) on Pine Bluff Arsenal.

Neither the Department of the Army (“DA”), nor any of its contractors, subcontractors, officers, employees, counsel, advisors, or agents make any representation or warranty, whether expressly implied or created by operation of law, as to the accuracy or completeness of this RFP or any of its contents or materials referred to or provided pursuant to or in connection with this RFP, and no legal liability with respect thereto is assumed or may be implied. Any information or site description is merely provided to assist Offerors in their independent analysis of the decision to submit a proposal. The transaction contemplated by this RFP involves significant risks. Offerors and their advisors should review carefully all the information set forth in the RFP and any additional information available to them to evaluate such risks.

Except as expressly provided in the Transaction Documents (as defined in Section 1.e) executed by DA, no additional representation or warranty, whether expressly implied or created by operation of law, will be made by DA. No person has been authorized to make or give on behalf of DA any other written or oral representation, warranty, or assurance with respect to the Project or the accuracy or completeness of the information provided in this RFP or otherwise and, if any such representation, warranty, or assurance is made or given, it may not be relied upon by any Offeror as having been made by or on behalf of DA, and DA shall not have any liability for or with respect to such statements.

Table of Contents

1. EXECUTIVE SUMMARY

2. DEVELOPMENT OF THE PROPERTY

2.1 Location of the Property

2.2 Former and Current Use of the Property

2.3 Development Considerations

2.3.1 Environmental Regulatory Requirements

2.3.2 National Environmental Policy Act (NEPA)

2.3.3 Environmental Condition of Property

2.3.4 Other Environmental Considerations

2.3.5 Infrastructure

2.3.6 Legislative Jurisdiction

2.3.7 Police and Fire Protection

2.3.8 Legal Considerations

2.3.9 Prevailing Wages

2.3.10 Handicap Accessibility

2.3.11 Buy American Act

2.3.12 Army Determinations and Congressional Notification

2.3.13 EUL Consideration

2.3.14 Period Prior to EUL Execution

2.3.15 Other Considerations

3. GENERAL INSTRUCTIONS FOR OFFERORS

4. SUBMISSION OF PROPOSALS

5. RESTRICTIONS ON DISCLOSURE AND USE OF DATA

6. PROPOSAL COMPONENTS AND FACTORS FOR EVALUATION

6.1 Project Description

6.2 Project Plan

6.3 Financial Capability

6.4 Organizational Structure, Experience, and Past Performance

6.5 EUL Consideration (Rent)

7. EVALUATION OF PROPOSALS

7.1 Overview of Evaluations

7.2 Conditional Selection Notice or Selection Notice

7.3 Evaluation Criteria

7.3.1 Project Description

7.3.2 Project Plan

7.3.3 Financial Capability

7.3.4 Organizational Structure, Experience, and Past Performance

7.3.5 EUL Consideration (Rent)

8. NOTICE TO AWARD

9. MISCELLANEOUS TERMS AND CONDITIONS APPLICABLE TO THIS RFP

9.1 Questions and Information

9.2 Authorizations by Submission of Proposal

9.3 Teaming Arrangements and Special Purpose Entities

9.4 DA Mandatory Requirements

9.5 Relationship between DA and Offeror(s)

ATTACHMENTS

ATTACHMENT A: 10 U.S.C. § 2667

ATTACHMENT B: MAP OF THE PROPERTY

ATTACHMENT C: BUSINESS TERMS AGREEMENT (SAMPLE)

ATTACHMENT D: ENHANCED USE LEASE AGREEMENT (SAMPLE)

Request for Proposals No. DACA03-1-26-26203

REQUEST FOR PROPOSALS

ENHANCED USE LEASE

PINE BLUFF ARSENAL

1. EXECUTIVE SUMMARY

a. The Department of the Army (“DA”) is issuing this Request for Proposals (“RFP” or “Solicitation”) to solicit competitive proposals from private, public and/or not-for-profit entities interested in leasing up to 1,065 acres of land referred to as Site C (the “Property”), under a long-term lease agreement(s) (“Enhanced Use Lease” or “EUL”) at the Pine Bluff Arsenal in Jefferson County, Arkansas (the “Installation”). DA may elect to award one or more EULs pursuant to this RFP. The EUL(s) that would result from this RFP would be for the purpose of the selected Offeror(s) designing, financing, permitting, developing, constructing, installing, owning, maintaining, operating, and decommissioning a manufacturing facility (“Project”). Prior to expiration of the EUL(s), Lessee(s) will be required to restore the Property to the condition it was in prior to execution of the EUL(s).

b. Pursuant to its leasing authority codified at 10 U.S.C. § 2667 and provided as Attachment A, DA intends to execute an EUL(s) with a selected Offeror(s) (“Lessee”) for a term of fifty (50) years with the option to renew for an additional twenty-five (25) years.

Consideration to be paid by the Lessee for the EUL will be in-kind, cash, or a combination thereof in an amount not less than the fair market value of the lease interest as determined by an appraisal to be completed by DA.

c. The Lessee under the EUL will, in part (subject to the terms and conditions of the EUL), be authorized and responsible for financing, designing, developing, operating, and maintaining the Project and shall be responsible for complying with all applicable federal, state and local laws, codes, ordinances and regulations, including building codes, as they may be amended from time to time. The Project shall be viable without any commitment or contribution, monetary or otherwise, from DA. DA envisions that development of the Project will entail a well-planned and coordinated endeavor to utilize the Property in a manner that will not conflict with adjacent Installation ongoing mission-related activities or the surrounding community.

d. The Property is identified on Attachment B. Offerors may propose a Project(s) on all or a portion of the identified 1,065 acres. DA may elect to select more than one Offeror for award and may consider multiple Projects. Offerors may submit proposals to develop a single tract or multiple tracts. Proposals must clearly identify the portion(s) and associated acreage(s) of the Property proposed for lease by the Offeror.

e. By submitting a proposal, each Offeror accepts all terms and conditions set forth in this RFP and its Attachments, including but not limited to, the Business Terms Agreement (BTA) and the EUL, samples of which are provided as Attachments C and D. Offerors are advised that substantive lease terms and clauses are not subject to further negotiation. Any conflict (whether actual or perceived) between the terms of the BTA, the EUL (collectively, the “Transaction Documents”), this RFP or any provision therein, shall be resolved at and in accordance with DA’s sole and absolute discretion, notwithstanding any provisions of the “Disclaimer” indicating otherwise, which is included and made part of this RFP, or any other document.

f. This RFP may be amended or supplemented and all such amendments and supplements shall be considered part of this RFP (and references to the RFP shall include all amendments and supplements, unless otherwise specified). To receive any amendments or supplements to this RFP, Offerors will be required to register on sam.gov.

g. DA reserves the right, at any time, without notice, at its sole and absolute discretion, to (a) modify, update, supplement, revise, suspend, or waive any terms and conditions of this RFP; (b) independently waive any deficiency or irregularity in any proposal submitted where it is in the Government’s best interest to do so; (c) reject any or all proposals at any time prior to award; (d) extend any deadline set forth in this RFP; (e) cancel the RFP process, in whole or in part; (f) make an award or awards as a result of initial proposals submitted; (g) discuss any submission with the Offeror that submitted it and require the submission of additional information regarding any aspect of the Offeror’s proposal; (h) make award to an Offeror who submits a proposal that is not the proposal that would provide DA with the highest value in terms of consideration to be paid under the EUL; (i) make an award to more than one Offeror if the Property proposed for lease by said Offerors does not conflict; and (j) initiate further discussions or negotiations directly with the Offeror(s) (after DA selects it for award), if DA believes that the amount of consideration offered for the EUL in the Offeror’s proposal warrants further refinement or enhancement.

h. DA’s objective for this RFP and the Project is to maximize the financial return to DA through the lease of non-excess available land on the Installation. In leasing the Property, DA will capitalize its value.

2. PROPERTY AND PROJECT DEVELOPMENT

2.1 Location of the Property. The property available for lease is approximately 1,065 acres of land referred to as Site C (the “Property”). The Property is located on Pine Bluff

Arsenal located in Jefferson County, Arkansas, and is approximately 8 miles northwest of Pine Bluff and 30 miles southeast of Little Rock. Its mission is to support and sustain Munition, Chemical/Biological Defense and Textile Readiness of America’s Joint Warfighter. The Installation is part of the critical infrastructure for the production, distribution, storage and demilitarization of ammunition.

2.2 Former and Current Use of the Property. The Property is undeveloped and is an intact, mixed pine and hardwood forest. There is currently an active timber sale contract on 80 acres of land within Site C as identified on Attachment B. The contract was awarded in the third quarter of Fiscal Year 2025 and is for a period of two (2) years. DA intends to complete a timber harvest(s) on any portion(s) of the 1,065 acres proposed for lease prior to execution of any EUL(s) resulting from this RFP. The Property is not currently utilized for any mission critical operations or training but is utilized for recreational hunting through the Installation’s Natural Resources Program. The use prior to DA acquisition of the Property in the 1940s was sparse housing and farming.

Adjacent land to the south of the Property houses numerous industrial operations, including wood pellet fuel production. Site C has an abandoned and dilapidated building referred to as Structure 40-010 (Guard House) near Warbritton Gate and a two-lane blacktop road referred to as Structure 40-040 (Williams Road).

2.3 Development Considerations. In considering whether to submit a proposal to develop the Property or any portion thereof, Offerors should consider the following factors:

2.3.1 Environmental Regulatory Requirements. The EUL and the Project will be subject to all applicable federal, state, local, Department of War and Department of the Army environmental laws, codes, ordinances and regulations, including but not limited to, the Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA), 42 U.S.C. §§ 9601, et seq.;

Resource Conservation and Recovery Act (RCRA), 42 U.S.C. §§ 6901, et seq.;

National Historic Preservation Act (NHPA), 16 U.S.C. §§ 470, et seq.; Native American Graves Protection and Repatriation Act (NAGPRA), 25 U.S.C. §§ 3001, et seq.; Endangered Species Act (ESA), 16 U.S.C. §§ 1531, et seq.;

Migratory Bird Treaty Act (MBTA), 16 USC §§ 703, et seq.; and the Bald and Golden Eagle Protection Act (BGEPA), 16 USC §§ 668, et seq.

2.3.2 National Environmental Policy Act (NEPA). The EUL and the Project will be subject to the National Environmental Policy Act (NEPA), 42 U.S.C. §§ 4321, et seq. NEPA and its implementing regulations require federal agencies to consider the potential environmental impacts of a proposed major federal action (i.e., the Project) prior to making a decision or implementing that action. Prior to execution of the EUL, all necessary environmental studies and analyses under

NEPA must be completed by DA. The environmental impacts of the Project, as described in any proposal(s) provided in response to this RFP, must be analyzed in accordance with the requirements of 32 CFR, Part 651, Environmental Analyses of Army Actions (the Army’s NEPA document) before implementation of the Project, such as the execution of the EUL. While NEPA compliance is a federal agency responsibility and the ultimate decision remains with the federal agency, the Offeror(s) selected for award will be required to fund the completion of the NEPA analysis and documentation, as agreed to in a scope of work provided by DA. DA will determine the appropriate level of NEPA documentation for the Project. The Offeror will be responsible for contracting for any additional supporting environmental studies. At a minimum, those studies would include surveys and documentation necessary to comply with NHPA Section 106 and NAGPRA and surveys and documentation necessary to comply with the ESA, MBTA, and BGEPA. All correspondence with regulatory agencies required for regulatory consultations, including those under the ESA, BGEPA, MBTA, NHPA, and NAGPRA, will be transmitted by the Installation Commander or their Deputy.

In addition, the selected Offeror must use an independent environmental contractor, subject to DA approval and selected in a manner that avoids any conflict of interest with respect to the Project, and the environmental contractor must execute disclosure statements specifying that the environmental contractor, its employees, subcontractors, or any other parties participating in performing the required NEPA analysis for the Project, have no financial or other conflict of interest in the outcome of the Project. DA will ultimately remain responsible for the accuracy and adequacy of the NEPA analysis and documentation, which shall be subject to review and approval by DA, and DA will remain the ultimate NEPA decision maker. The selected Offeror will also be required to comply with, at its sole cost, any mitigation actions affecting the Project. If any required mitigation actions significantly adversely affect the viability of the Project, DA and the selected Offeror will enter into discussions to resolve any disputes regarding the implementation of any such mitigation actions. If DA and the selected Offeror cannot resolve the disputes, DA reserves the right to terminate negotiations.

Upon such termination, DA shall neither owe nor pay any fees, costs, expenses or monetary penalties to the selected Offeror for any reason(s) regarding or stemming from this Solicitation, and DA shall, at its discretion, be free to select another Offeror to further pursue the EUL and Project or cancel this entire Solicitation.

2.3.3 Environmental Condition of Property Report. The selected Offeror will be required to fund completion of an Environmental Condition of Property (ECP) Report prepared in conformance with 42 U.S.C. § 9620 (h)(4) and Army Regulation 200-1 (27 Dec 07) and in general conformance with American Society for Testing and Materials (ASTM) Designation D6008-96 (2014), Standard Practice for Conducting Environmental Baseline Surveys prior to execution of an EUL. All correspondence with regulatory agencies will be transmitted by the Installation Commander or their Deputy. In addition, the selected Offeror must use an independent environmental contractor, subject to DA approval and selected in a manner that avoids any conflict of interest with respect to the Project, and the environmental contractor must execute disclosure statements specifying that the environmental contractor, its employees, subcontractors, or any other parties participating in performing the required ECP have no financial or other conflict of interest in the outcome of the Project. DA will ultimately remain responsible for the accuracy and adequacy of the ECP, which shall be subject to review and approval by DA.

2.3.4 Other Environmental Considerations.

a. The soil composition is alluvial with organic composition due to the forested habitat. Bedrock depth unknown.

b. The Property has some seasonally wetted areas on the southern boundary that may require consideration in any proposed development, and drainage from the site is to the south on the southwestern reach and to the east on the eastern side to the Arkansas River.

c. Depending on the Project size and associated emissions, the Air Division of the Arkansas Department of Energy and Environment may require Lessee(s) to acquire a stand-alone air permit.

d. A site referred to as 3JE307 was identified within the boundaries of the Property during a Phase 1 cultural survey. A second site referred to as 3JE312 was also identified on the edge of the Property. The Phase 1 study only revealed the presence of collapsed modern dwellings or footings. No artifacts were located or recovered. The State Historical Preservation Office (SHPO) was contacted via a project specific "Coordination and Concurrence Letter" on 29 October 2025. A response from SHPO is pending. SHPO could require more investigation into modern era homesteads within the Property.

e. The Bald Eagle and the American Alligator are species of concern at the Installation. The Bald Eagle is a seasonal visitor.

f. There are no known chemical, biological, radiological, or nuclear threats or hazards on the Property. However, the Installation once had a chemical munitions mission. In the 1940s and 1950s, chemical munitions were test fired at the Installation. An extensive review of historical records at both the Installation and the National Archives was conducted in 2011. This review identified several firing and impact areas. The Property is not shown to be past firing or impact areas.

2.3.5 Infrastructure. Access to the Property, as well as the provision of all utilities, will be at the sole cost and responsibility of the selected Offeror/Lessee.

The Offeror’s Proposal must include a plan for providing utilities and infrastructure needs to the Property without disrupting current operations at the Installation. The following infrastructure elements must be considered:

a. Utilities.

(1) Electric. The Installation obtains its electrical service from Entergy Arkansas.

Information regarding Installation substations and capacity are available upon request emailed to lisa.grossman@usace.army.mil.

(2) Natural Gas. Connection to natural gas service is provided to the Installation by Summit Utilities. The natural gas is supplied by an 8” line on the south end of the Installation. At the Offeror’s discretion and cost, natural gas is available from Summit Utilities.

(3) Potable Water. The Installation’s water treatment plant provides potable water for sanitation and fire support to the Installation’s administrative and industrial operations and emergency support areas. Information regarding the Installation’s water treatment plant is available upon request emailed to lisa.grossman@usace.army.mil.

(4) Wastewater. The Installation has its own wastewater system. Information regarding the Installation’s wastewater system is available upon request emailed to lisa.grossman@usace.army.mil.

b. Access Considerations. Access to the Property will be coordinated with the Installation and appropriate municipal governments. The selected Offeror will be responsible for constructing and maintaining any roads on the Installation that will serve the Property and any associated costs. Maintenance will include routine maintenance and other services necessary to maintain its roads within the Property.

c. Parking on the Property. The selected Offeror must provide an adequate number of parking spaces on the Property appropriate for the Project.

mailto:lisa.grossman@usace.army.mil mailto:lisa.grossman@usace.army.mil

d. Physical Security. The selected Offeror, at its sole cost and expense, will be required to erect and maintain a fence in accordance with United Facilities Criteria (UFC) 4-171-05 around the perimeter of the Property or portion thereof leased. Such fence shall not prevent DA from entering the Property in an emergency situation without prior notification to the selected Offeror(s).

2.3.6 Legislative Jurisdiction. The Property is subject to exclusive federal legislative jurisdiction. Exclusive legislative jurisdiction exists when the federal government acquires all of the state’s judicial, legislative and administrative authority, and the state concerned has not reserved to itself the right to exercise any of the authority concurrently with the federal government, except the right to serve state civil or criminal process for activities that occurred outside of the area. Since there are no federal general municipal laws, the state law in effect at the time such exclusive jurisdiction is acquired generally governs with respect to civil matters. The criminal laws of the state are generally adopted within areas of exclusive federal jurisdiction under 18 U.S.C. § 13 (the Assimilative Crimes Statute). As a result, laws governing both criminal offenses and certain civil matters may be ambiguous or non-existent in some cases. Offerors should therefore familiarize themselves with jurisdictional matters to best determine how to address the enforcement of civil matters on the Property, such as enforcement of contractual obligations, which may be addressed through choice of law provisions.

2.3.7 Police and Fire Protection. In the event police, fire, or EMS services are required by the Lessee or any of its contractors or invitees on the Property, the Installation will provide such services on a reimbursable basis pursuant to separate agreements entered into between the Installation and the Lessee prior to execution of an EUL.

2.3.8 Legal Considerations.

a. Due Diligence. The Property will be leased “as-is/where-is” without any warranties, representations or guarantees, either expressed or implied, of any kind, nature or type whatsoever, from or on behalf of the Government. The description of existing conditions set forth in this Section 2 is intended to be a general description based on information currently available to DA. All Offerors will be responsible for performing all due diligence investigations necessary to ascertain a more complete and accurate determination of existing conditions.

The Offeror is responsible for conducting its own due diligence and determining to its satisfaction that:

(1) The development of the Property, as contemplated by the Offeror, can be accomplished in compliance with applicable federal, state, and local requirements (including fire, life safety, accessibility, zoning, state and local building codes, and all other local land use restrictions);

(2) The condition of the Property is suitable for the Offeror’s contemplated use;

(3) The necessary permits, variances, special exceptions and other governmental actions or approvals required for the contemplated development can be obtained at no cost or expense to DA; and

(4) The contemplated use is otherwise practical and economically feasible.

b. Taxes. The selected Offeror, during the term of the EUL, is responsible for any and all applicable state and local taxes, fees, assessments, including special assessments, utility rents, any charges imposed in lieu of ad valorem taxes, and all other taxes or charges levied against the Project or Lessee (including the costs of contesting such taxes), or assessments levied against the Lessee’s interest in the use of the Property or against its activities or operations on the Property. However, in accordance with 10 U.S.C. § 2667 (f), if and to the extent the Property (i.e., the underlying land) is later made taxable by state or local governments under an Act of Congress, the EUL shall be renegotiated.

c. Limited Title Search. DA has no records of any encumbrances to the Property. As provided in Section 2.3.8.a above, however, each Offeror is responsible for conducting its own due diligence regarding the Property.

d. Liability. The selected Offeror shall be responsible for all damages to persons or property that arise from or are incident to the selected Offeror’s use of or activities on the Property. The selected Offeror shall also be responsible for all materials delivered and work performed.

2.3.9 Prevailing Wages. So long as DA's interest in this Project is solely that of lessor of DA-owned land and: (i) DA is not a party to the contracts for construction of the Project, and (ii) there is no public funding for the Project's construction or DA ownership or operation of the completed Project, the selected Offeror will be exempt from complying with the requirements of the Davis-Bacon Act, as amended, 40 U.S.C. § 3141, et seq. and the relevant rules, regulations, and orders of the Secretary of Labor. The selected Offeror/Lessee will be required to comply with the requirements of the Davis-Bacon Act, as amended, 40 U.S.C. § 3141, et seq. and the relevant rules, regulations, and orders of the Secretary of Labor for any covered contract(s) for the Project, such as those undertaken by the selected Offeror or any subcontractor as in-kind consideration to be delivered by the selected Offeror to DA.

2.3.10 Handicap Accessibility. The selected Offeror will be required to ensure that its design, development, construction, operation, and maintenance plans and activities on the Property comply in all respects with the Americans with Disabilities Act of 1990, 42 U.S.C. § 12101, et seq., and the Architectural Barriers Act of 1968, 42 U.S.C. § 4151, et seq., as amended.

2.3.11 Buy American Act. The Offeror/Lessee shall be required to comply with the requirements of the Buy American Act, 41 U.S.C. §§ 10a - 10d, in the case of projects undertaken by the selected Offeror or any subcontractor for the construction of a public building or public work to be delivered by the selected Offeror to DA as in-kind consideration. “Public building or public work” means a building or work, the construction of which is carried on directly or indirectly by authority of, or with funds of, a federal agency, to serve the interest of the general public regardless of whether the title thereof is in a federal agency.

2.3.12 Army Determinations and Congressional Notification. Under 10 U.S.C. § 2667 (a)(1-3), the Secretary of the Army must make certain determinations before entering into an EUL, including that (a) the Property is not excess property as defined by the Federal Property and Administration Services Act of 1949, as amended (40 U.S.C. § 102(3)), and is not at this time needed for other public use; (b) a lease of the Property is advantageous to the United States; and (c) a lease of such Property on the terms set forth in the Lease is in the public interest. In addition, 10 U.S.C. § 2667 (b) requires the Secretary of the Army to make certain findings with respect to the fair market rental value of the lease interest and any deviation of required lease terms. Pursuant to 10 U.S.C. § 2662 (b)(3), not less than 30 days prior to entering into an EUL whose annual payment will exceed $750,000, the Secretary of the Army must provide formal written notice to the Congressional Defense Committees advising of their intent to enter into the EUL. The Secretary of the Army may not enter into the EUL until the required notification process under 10 U.S.C. § 2662 is complete. The initial notification required by 10 U.S.C. § 2662 (b)(1)(A) prior to release of this Solicitation was completed by DA.

2.3.13 EUL Consideration. In exchange for DA entering into the contemplated EUL and in accordance with 10 U.S.C. § 2667, the selected Offeror will be required to provide consideration in the form of cash, in-kind, or a combination thereof, not less than the fair market rental value of the lease interest as determined by DA (i.e., rent).

2.3.14 Period Prior to EUL Execution. To accommodate the period for the selected Offeror to complete regulatory and permitting requirements such as NEPA, NHPA, an ECP, and other applicable requirements; secure Project financing; complete Project design; order long lead-time items; and complete any other tasks required to begin construction of the Project, DA and the selected Offeror will enter into a Business Terms Agreement (BTA). The BTA will include milestones that must be met by the selected Offeror to ensure timely execution of an EUL. Failure to meet a milestone can result in termination of the BTA and termination of any further negotiations with the selected Offeror. The selected Offeror may request DA also issue a Right of Entry to the selected Offeror to allow for access to the Property to conduct any necessary studies or tests.

2.3.15 Other Considerations. When preparing Proposals in response to this RFP, Offerors should be cognizant of the following:

a. DA will not participate in or allow its or the United States’ interest in the land comprising the Property to be used as security for financing for the Project or otherwise, including without limitation, providing any kind of guaranty or act in any way as a beneficiary for a financing vehicle.

b. In regard to any proposed Project-related financing to be obtained by the selected Offeror, DA as a general rule, will not approve any financing that includes requirements that operate to deny, restrict, or subordinate DA’s right to terminate the EUL upon the selected Offeror’s failure to cure an outstanding event of default thereunder. Any proposed Project financing that does not comply with this restriction must be explicitly identified in the RFP proposal for DA’s unilateral review and evaluation.

c. The selected Offeror shall not cross-collateralize or cross-default the EUL, or the assets or revenues of the Project, without prior written approval of DA. The selected Offeror(s) shall not assign, pledge, provide as collateral, or otherwise transfer its interest in the EUL, in the net cash flows, or in the ownership of the Project, in whole or in part, without prior written approval of DA. Where the selected Offeror(s) will be arranging financing for the Project, it shall seek prior written approval of DA for any planned future changes in the Project ownership or cash flows.

d. The selected Offeror must establish and maintain positive relations and communications with state and local governmental authorities and the local communities during negotiations with DA and any of its representatives.

e. The selected Offeror will be responsible for any required coordination of its work schedule with DA to minimize disruption to Installation activities and operations. This coordination includes the work of any contractor or subcontractor that the selected Offeror retains in connection with the Project.

f. To the extent that may be required, the selected Offeror, its officers, agents, or employees or others who may be on the Property at their invitation or the invitation of any one of them will comply with all Installation access requirements, including such requirements to obtain identification passes from Installation military police before admission to the Installation. Vehicles of such personnel will also be required to be registered with and issued temporary passes by the Installation military police before they may be driven onto the Installation. Such vehicles are subject to inspection by Installation military police, and, before temporary passes will be issued, drivers must present evidence that they comply with the minimum insurance requirements of the state in which their vehicle is registered.

3. GENERAL INSTRUCTIONS FOR OFFERORS

a. This RFP is not for an acquisition of goods, services, or facilities for DA’s consumption or use and as such, is not governed by the Federal Acquisition Regulation (FAR). This RFP supports a real estate transaction granting the use of DA controlled real property pursuant to 10 U.S.C. § 2667. DA is soliciting proposals to this RFP to form a decision on awarding one or more EULs on the Property or portion(s) thereof.

DA retains its right to authorize use of this Property in any manner it deems appropriate, consistent with applicable laws and regulations.

b. In no event shall this RFP or any EUL executed as a result of this RFP require or otherwise obligate DA to purchase any service or product from the Project. DA makes no representations regarding the Offeror(s)’ ability to secure an agreement(s) for sale and purchase of the services or products arising directly or indirectly from the Project, EUL, or the Property.

c. All information concerning this RFP, including generalized responses to questions from prospective Offeror(s), will be made available to all other prospective Offeror(s). If the information is necessary in submitting proposals, or if the lack of it would be prejudicial to any other prospective Offeror(s), the information will be provided in response to comments or may be furnished as an amendment to the RFP.

d. Offeror’s Proposal should comprehensively address each of the requirements set forth in this RFP and contain the Offeror’s best terms. DA may, at its sole discretion, elect to make an award and enter into negotiations with a selected Offeror on the basis of initial proposals received without discussions, or DA may elect to conduct discussions with one or all Offeror(s), at any time, and for any reason, to clarify information in the Proposal, typically through negotiations after date proposals are due and prior to selection of an Offeror(s). Any discussions held will become part of the Offeror‘s Proposal and will be considered by DA in making its selection(s).

e. Proposals that fail to furnish required information or that fail to meet any terms and conditions of this RFP may be rejected by DA. An Offeror whose Proposal is rejected for being incomplete will not be notified by DA of the specific deficiencies in its Proposal.

Rejected Proposals will not be evaluated further. Offeror(s) will not be allowed the opportunity to amend their Proposals, and DA will only notify an Offeror that its Proposal has been rejected without further explanation.

f. By participating in this RFP process, Offeror(s) agree to indemnify and hold harmless the DA and the United States and each of its respective officers, employees, contractors, and consultants from and against any and all claims, liabilities, and costs related to this RFP, and under no circumstances will DA be liable for any real estate brokerage commissions, finder’s fees, or other forms of compensation related in any way to activities undertaken by any person as a result of this RFP.

g. Offeror shall be responsible, at their own expense, for all costs associated with its Proposal, including but not limited to, preparation costs, legal consulting, engineering, permitting, and compliance with applicable laws and regulations, and DA is not responsible for any costs associated with Offeror’s Proposal.

h. Entities eligible to submit a proposal are limited to those entities that are organized under the laws of the United States, its states, territories, or possessions; have majority domestic ownership and control; and have a physical place of business in the United States. All Offerors submitting a proposal will be reviewed for risks of undue foreign influence prior to decision making by DA. As part of its review, DA may require that an Offeror provides additional disclosures and information to inform the review. DA will not review proposals made by foreign persons or organizations. Determinations by DA that an entity is ineligible due to risk evaluations are subject to DA’s sole discretion.

i. The following persons (including entities) are ineligible to be an Offeror or a team member of an Offeror or otherwise participate in the Project (including as a contractor, subcontractor, or professional): (a) any person that has been debarred or suspended from doing business with DA; (b) any person that is listed on the most current “Excluded Parties List System” published at https://www.sam.gov/, as updated from time to time;

(c) any person who poses a security or safety risk, as determined by the Secretary of State, including but not limited to any person who either represents a country, or is a member of or provides political, financial, or military support to a group, that is listed in the most current “Patterns of Global Terrorism” report issued by the Secretary of State in compliance with 22 U.S.C. § 2656f, available from the Superintendent of Documents, U.S. Government Printing Office, Washington D.C. 20402 and also available at http://www.state.gov/j/ct/rls/crt/index.htm; (d) governments of a terrorist country; and (e) any person who is subject to a criminal indictment or information for a felony in any U.S.

court. DA reserves the right to require any participant in the Project to confirm that it is not ineligible under the foregoing criteria.

j. Prior to execution of an EUL, Offeror(s) must provide DA with documented evidence demonstrating that it has or will have all funds/financing necessary to accomplish and complete planning, design, permitting, construction, and operation of the Project. Such documented evidence could include, but is not limited to, a corporate parent guarantee of credit facility, an appropriate financial or investment company guarantee of credit facility, audited company financial statements, or other evidence of adequate financial resources that is acceptable to DA.

k. Prior to five (5) years of the expiration or earlier termination of the EUL, DA will require the Lessee to establish and maintain a decommissioning bond to manage the demolition of improvements installed on the Property and restore the Property to the condition in which it existed on the date the EUL was executed.

l. The selected Offeror(s) shall, at its sole expense, obtain all required permits and approvals and pay all required expenses and fees in connection with development of the Project.

4. SUBMISSION OF PROPOSALS

a. Offerors are required to comply with all instructions contained in this RFP, including without limitation, the instructions in this Section 4 regarding the written information required to be submitted, as well as the instructions in Section 5. Failure to comply with any of the instructions contained in this RFP may be cause for disqualification. Any information concerning this RFP given to any prospective Offeror will be furnished promptly to all other prospective Offerors.

b. Proposals must be received by 5:00 P.M. (EST) on December 15, 2025 (the “Closing Time”). Proposals received after the Closing Time will not be considered. All proposals will be irrevocable for 180 days from the Closing Time. Proposals must be uploaded to:

https://app.smartsheetgov.com/b/form/f7ae4b8720ae45a58a0c58bed51a7512

A hard copy must be delivered by hand, mail, or courier to the following address:

Headquarters, U.S. Army Corps of Engineers Directorate of Military Programs Real Estate Division

441 G Street, NW Washington, D.C. 20314

c. The hard copy of the proposal must be in a sealed envelope or package with the following sentence conspicuously and legibly written or typed on the outside in the lower left-hand corner “Sealed Proposal for Request for Proposals No. DACA03-1-26- 26203 for an EUL at Pine Bluff Arsenal, Arkansas”. The Proposal must include a title page or cover page with the Offeror’s name, Offeror’s complete address, and the name and contact information for Offeror’s contact person (i.e., telephone and email) to whom questions or requests for information are to be directed and a statement by the Offeror that it accepts all of the terms and conditions set forth in this RFP and its Attachments, including but not limited to, the BTA and the EUL. The hard copy of the proposal must be bound in a three-ring binder to allow DA to easily remove parts for copying or circulation. All binders shall be marked with the solicitation number (reference the RFP Title Page) and page numbers must be included in the footer of every page. Proposals are to be provided on 8.5 x 11-inch page with margins no less than one inch on all sides and standard 12-point font using Microsoft Word and/or Adobe Systems Portable Document Format (pdf).

If there are discrepancies between the electronic proposal and the hard copy proposal, the hard copy shall govern.

d. DA has identified November 20, 2025, as an available date for in-person tours of the Property. Offerors interested in touring the Property on this date should RSVP to lisa.grossman@usace.army.mil by 12:00 P.M. (EST) on November 19, 2025. RSVPs should include attendee(s) name, organization or company it is affiliated with, as well as contact information.

5. RESTRICTIONS ON DISCLOSURE AND USE OF DATA

a. Offeror(s) should not include trade secrets or business-sensitive, proprietary, or otherwise confidential information in their proposal unless such information is necessary to convey an understanding of the proposed Project or to comply with a requirement in response to the RFP. Offeror(s) are advised to not include any critically sensitive proprietary detail. All submitted proposals are subject to 5 U.S.C. § 552, the Freedom of Information Act (FOIA), and Department of War’s FOIA regulations found at Title 32, CFR, Part 286, and may be released publicly contingent on the FOIA exemptions identified in 5 U.S.C. § 552(b).

b. Offeror(s) who choose to submit trade secrets or business-sensitive, proprietary, or otherwise confidential information shall provide two copies of the submission. The first copy should be marked “non-confidential,” with the information believed to be confidential deleted. The second copy should be marked “confidential” and must clearly and conspicuously identify the trade secrets or business-sensitive, proprietary, or otherwise confidential information and must be marked as described in paragraph (c) below. Failure to comply with these marking requirements may result in the disclosure of the unmarked information under FOIA or other applicable laws. DA is not liable for the disclosure or use of unmarked information and may use or disclose such information for any purpose as authorized by law.

c. Offeror(s) who include in their proposals non-public data that they do not want disclosed shall mark the title page with the following legend: “Consistent with federal information disclosure statutes such as the FOIA, this proposal includes data that shall not be disclosed outside the Government and its representatives and shall not be duplicated, used, or disclosed in whole or in part for any purpose other than to evaluate this proposal.” Further, Offeror(s) shall provide markings on each page noting any instances of non-public data. Consistent with DA’s FOIA Regulations, the final determination whether to release information shall, after appropriate consultation with submitters, be DA’s.

d. If, however, an EUL is signed with this Offeror as a result or in connection with the submission of this data, DA shall have the right to duplicate, use, or disclose the data to the extent provided in the resulting EUL or as needed for environmental documentation or the FOIA. This restriction does not limit DA’s right to use information contained in this data if it is obtained from another source without restriction. Offerors should be aware that DA may share financial information with Congressional committees, if requested by the committees as part of their oversight function.

6. PROPOSAL COMPONENTS AND FACTORS FOR EVALUATION

Table 1

Factor Description Section Page Limit

1 Project Description 6.1 5

2 Project Plan 6.2 10

3 Financial Capability 6.3 10

4 Organizational Structure, Experience, and Past Performance

6.4 15

5 EUL Consideration (Rent) 6.5 5

Pages shall be printed single sided. Any pages exceeding the page limits in Table 1 above will be destroyed and not evaluated. Supporting data such as maps, references, and cost estimates that are attached or appended to the Proposal do not count against the page limits indicated in Table 1. However, if any part of such supporting data is included within the text of the Proposal, such text will count against the page limits.

6.1 Project Description.

a. Project Narrative. Proposals shall include a project narrative that provides a high-level overview of the proposed Project, including a description of what will be manufactured by Offeror.

b. Project Depiction. Proposals shall include a drawing or graphic depicting the specific tract(s) of land and associated acreage(s) proposed for lease within the 1,065 acres available, as well as the proposed facility’s conceptual layout. Proposals should describe or depict the structure(s) to be constructed with associated square footage, proposed structure(s) height (i.e., 1-story, 2-story, etc.), the anticipated occupancy or number of people expected to be on the Property during the normal course of business, description of proposed tenants/occupants, plans for parking (i.e., parking garage or surface parking, approximate number of spaces, etc.), proposed access to the Property from the nearest public or Installation road, and any proposed roads or other improvements within the Property to be leased. At Offeror’s discretion, such imagery may include drawings, site plans, floor plans, or elevations.

c. Market Support. Proposals shall provide rationale of market support or demand for the proposed Project.

6.2 Project Plan. Proposals shall include a description of the proposed plan for executing the Project, including a description of the following elements.

a. Project Approach. A description of the planned approach for executing the proposed Project, to include the total anticipated cost of the Project. Offeror(s) should include a description of the resources anticipated for the Project and which resources and materials will be sourced domestically or abroad. Offeror(s) should identify any anticipated shortcoming within the anticipated supply chain for the Project which could delay their deployment.

b. Milestones. Proposals should include a list of key milestones for the proposed Project. DA expects the Offeror to demonstrate an aggressive, yet achievable, timeline to execute an EUL, construct the facility, and begin operations. At a minimum, the milestones must include the following along with the number of calendar days within which each milestone will be met following the receipt of a Notice of Selection: (i) execution of the BTA, which will be the binding agreement between the selected Offeror and DA until execution of the EUL; (ii) initiation and completion of environmental studies; (iii) completion of design and engineering plans; (iv) obtaining building permits;

(v) securing financing; (vi) securing utilities; (vii) selection of contractor(s); (viii) start and ending dates for construction; (ix) certificate of occupancy; and, (x) period to decommission the Facility and restore the Property to the condition it was in prior to execution of the EUL. The Offeror will be required to meet the milestones within the timeframes set forth on the Milestone Timetable. Milestones from execution of the BTA until execution of the EUL will be agreed to and attached to the BTA, with any such extensions or modifications that DA agrees to at its sole discretion. If the Offeror fails to meet any milestone in a timely manner, DA shall have the right, at its discretion, to provide written notice terminating all future discussions with and rights of the Offeror under this RFP and the BTA. Upon such termination, DA shall neither owe nor pay any fees, costs, expenses, or monetary penalties to the Offeror for any reason(s) regarding or stemming from this RFP and its process, and DA shall, at its discretion, be free to select another Offeror and further pursue an EUL and Project. Milestones from execution of the EUL until manufacturing begins shall be agreed to and identified in the EUL, with any such extensions or modification that DA agrees to at its sole discretion.

c. Regulatory Approvals/Licensing Strategy. Proposals should describe the Offeror’s approach to acquiring all necessary federal, state, and local permits for the Project, to include meeting CERCLA, NEPA and NHPA requirements.

d. Community Impact. Proposals should describe how the Project will be compatible with the surrounding community and adjacent Installation activities. Offeror(s) should describe how their Project will provide meaningful and/or substantial benefits to the surrounding community, Installation, or DA.

e. Infrastructure. Proposals should detail all utilities essential for the Project, including but not limited to water, sanitary sewer, electrical power, and telecommunications.

Offeror(s) will specify whether they intend to request connection to the Installation’s utility infrastructure, such as water or sanitary sewer systems, or if alternative provisions like potable water sources or independent waste management will be utilized. The Proposal shall outline the proposed methods for securing each required utility, including any necessary permits, connections, or service agreements, and will address coordination efforts with the Installation to ensure timely and compliant utility access.

Proposals shall detail all other necessary infrastructure for the Project, including access roads.

6.3 Financial Capability.

a. Financial Strategy. The Proposal shall demonstrate a clear and credible financial strategy for the proposed Project, encompassing all phases from initial development through decommissioning.