Request for Lease Proposal 6 Jan 26.pdf

Request for Lease Proposals No. AFCEC-26-R-0001 Page 1 of 25 Joint Base San Antonio

United States Department of the Air Force

Air Force Civil Engineer Center Installations Directorate (AFCEC/CI)

Strategic Real Estate Opportunities (SREO) at Joint Base San Antonio

(JBSA), TX

Request for Lease Proposals (RFLP)

RFLP No. AFCEC-26-R-0001

PROPOSALS ARE DUE NO LATER THAN

5:00 PM CT on March 4, 2026 in accordance with Section 4.3, Submission of RFLP Responses

Request for Lease Proposals No. AFCEC-26-R-0001 Page 2 of 25

TABLE OF CONTENTS

1. EXECUTIVE SUMMARY

2. EXISTING CONDITIONS

3. GENERAL LEASE REQUIREMENTS

3.1. STATUTORY REQUIREMENTS – 10 U.S.C. § 2667

3.2. OTHER TERMS AND REQUIREMENTS

3.3. FINANCIAL REQUIREMENTS

3.4. DEVELOPMENT AND USE REQUIREMENTS

4. INSTRUCTIONS TO OFFERORS

4.1. GENERAL

4.2. RESTRICTION ON DISCLOSURE AND USE OF DATA

4.3. SUBMISSION OF RFLP RESPONSES

4.4. SECTION A, FACTOR 1 – PROJECT DESCRIPTION SUBMITTAL REQUIREMENTS

4.5. SUBFACTOR 1.1: PROJECT CONCEPT, MARKET ANALYSIS, AND PROJECT(S)FEASIBILITY

4.6. SUBFACTOR 1.2: PROJECT DEVELOPMENT, CONSTRUCTION AND OPERATIONS

4.7. SECTION B, FACTOR 2 – CONSIDERATION FOR LEASES

4.8. SUBFACTOR 2.1: PROPOSED CONSIDERATION

4.9. SUBFACTOR 2.2: FINANCIAL PRO FORMA

4.10. SECTION C, FACTOR 3 – ORGANIZATION, EXPERIENCE AND CAPABILITY

4.11. SUBFACTOR 3.1: ORGANIZATION AND EXPERIENCE

4.12. SUBFACTOR 3.2: FINANCIAL CAPABILITY

4.13. SECTION D, FACTOR 4 – INTEGRATED PROJECT PLAN AND SCHEDULE

5. BASIS FOR SELECTION OF POTENTIAL LESSEES

5.1. SOURCE SELECTION STRATEGY

5.1.1. BEST VALUE SELECTION

5.1.2. NUMBER OF LEASES TO BE AWARDED

5.1.3. EVALUATION FACTORS AND SUBFACTORS

5.1.4. FACTOR 1: PROJECT DESCRIPTION

5.1.5. FACTOR 2: CONSIDERATION FOR LEASES

5.1.6. FACTOR 3: ORGANIZATION, EXPERIENCE AND CAPABILITY

5.1.7. FACTOR 4: INTEGRATED PROJECT PLAN AND SCHEDULE

5.2. EVALUATION COLOR RATINGS

6. NEGOTIATIONS

6.1. STRATEGY

6.2. LEGAL DOCUMENTATION

7. CONGRESSIONAL NOTIFICATION AND REPORTING REQUIREMENTS

7.1. DOCUMENTATION

7.2. CLARIFICATIONS/QUESTIONS

7.3. APPENDICES

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LIST OF APPENDICES

Appendix A Depiction of the Properties Appendix B Opportunity 1: 16th Air Force Security Hill Campus Appendix C Opportunity 2: Kelly Airfield Appendix D Opportunity 3: Parade Field Appendix E Opportunity 4: South Beach Appendix F Opportunity 5: Chapman Training Annex Appendix G Opportunity 6: METC Dormitories Replacement Appendix H Insurance Requirements Appendix I Non-Disclosure Provisions Appendix J Mandatory Clauses Appendix K Offeror Cover Page Appendix L Pre-Offer Inquiry Form

LIST OF TABLES

Table 1 – Evaluation Factors, Subfactors, and Submittal Format Table 2 – Performance Color Ratings Table 3 – Confidence Color Ratings

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1. EXECUTIVE SUMMARY

a. Executive Order 13327, Federal Real Property Asset Management, establishes, “It is the policy of the United States to promote the efficient and economical use of America's real property assets and to assure management accountability for implementing Federal real property management reforms.”

Furthermore, policy from the Deputy Assistant Secretary of the Air Force (Installations) directs, “The Air Force cannot afford to disregard or discount the value of any asset, and we must optimize the real and potential value of those assets ….”

b. Title 10 U.S.C. § 2667, allows the Government to lease real property to non-Federal entities in exchange for cash and/or in-kind consideration in an amount that is not less than the fair market value of the leasehold interest. (as amended, 10 U.S.C. § 2667is referred to herein as an “Enabling Statute”).

c. Pursuant to the foregoing Executive Order and the Enabling Statute, the Department of the Air Force (the “Government”) is issuing this Request for Lease Proposals (the “RFLP”) to solicit proposals from qualified entities (individually an “Offeror” and collectively “Offerors”) interested in leasing from the Government one or more non-excess parcels of land (each a “Property” and collectively the “Properties”) for private commercial use on Joint Base San Antonio, Texas (the “Installation”), an active military installation located within the metropolitan area City of San Antonio, Bexar County, Texas. Each Property is depicted on Appendix A of this RFLP, with additional information about the Properties provided in Appendices B – G.

d. The Properties available for lease through this RFLP are:

Opportunity 1: Approximately 157 acres (“Property 1”) which comprise the 16th Air Force

(“16th AF”) Security Hill Campus and 62 acres of which is undeveloped land (details in Appendix B).

Opportunity 2: Properties aggregating1,140 acres (“Property 2”) at Kelly Airfield (details in Appendix C).

Opportunity 3: Properties aggregating 714 acres (“Property 3”) which include the parade field and a golf course (details in Appendix D).

Opportunity 4: The approximately 7.53 acre South Beach Facility (“Property 4”) which includes an adjacent motor pool area (details in Appendix E).

Opportunity 5: Properties aggregating approximately 110 acres (“Property 5”) that could be locations for potential energy projects or other development details in Appendix F).

Opportunity 6: Properties aggregating 119 acres (“Property 6”) which comprise the

Medical Education and Training Campus (“METC”) (details in Appendix G).

Proposed private, commercial and energy project uses for each Property must be compatible with Installation mission and adjacent facilities.

e. In accordance with and subject to the terms, requirements, and conditions of this RFLP, the Government will evaluate all proposals received to select one or more Offerors as potential Lessees with whom to negotiate leases (individually a “Potential Lessee” and collectively “Potential Lessees”).

A Potential Lessee with whom the Government executes a legally binding written long-term lease agreement (“Lease”) is hereinafter referred to in this RFLP as a “Lessee.” A Potential Lessee may not actually become a Lessee if negotiations are not successful.

Helm, Benjamin M. - Why do we highlight energy projects and nothing else

- References to energy specifically have been removed except for Opp. 5 (App. F) which was changed to “energy projects or other development” to make clear all possible development.

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f. The Government's objectives in issuing this RFLP and leasing one or more of the Properties include, but are not limited to, the following:

1. Leasing and optimizing the use of the Properties in accordance with the Enabling Statute and within the constraints and restrictions documented in this RFLP;

2. Executing Leases that prioritize the cash consideration over in-kind consideration received by the Government from Lessees;

3. Executing Leases which minimize risks to the Government;

4. Executing Leases for uses of the Properties that are compatible with the

Government mission and adjacent Government uses;

5. Executing Leases for uses of the Properties that minimize environmental and cultural impacts;

6. Executing Leases with Lessees that will employ best commercial practices in their uses of the Properties; and

7. Executing Leases with Lessees that will use the Properties in manners that support positive relations with local governmental authorities and the communities adjacent to the Properties.

Items 1 through 7 are collectively the “EUL Objectives”.

2. EXISTING CONDITIONS

a. EACH OF THE PROPERTIES 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.

b. The Offerors shall rely solely and exclusively on their own independent investigation and due diligence in determining whether the Properties are suitable for their proposed use. Each of the Properties is depicted in Appendix A - Depiction of the Properties. Any additional improvements and personal property to be constructed or placed on the Properties by a Lessee (the “EUL Improvements”) shall be owned, operated, and maintained by that Lessee in accordance with the Lease. Each Property shall be deemed to include the existing improvements on the Property (“Existing Improvements”).

The EUL Improvements and Existing Improvements shall be owned, operated, and maintained by the Lessee in accordance with the Lease.

c. Without limiting the foregoing, to the best of the Government's Actual Knowledge (defined below), the Government is not aware of any existing conditions that would prevent development on the Properties, other than information disclosed in this RFLP or provided in writing to all Offerors before the “RFLP Response Due Date,” as defined below in Section 4.3. As used in this RFLP, the term “Actual Knowledge” means information actually known to the Installation Civil Engineering organization. The Government will provide Offerors with access to all relevant and available environmental documentation concerning the Properties to the best of the Government's Actual Knowledge in the Government's possession. Each Potential Lessee shall be responsible at its own expense, for preparing an Environmental Baseline Survey (“EBS”) for the Properties included in its RFLP Proposal to the satisfaction of and to be signed by the Government, to disclose the environmental conditions.

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d. Each Potential Lessee shall be responsible, at its sole expense, for preparation of an Environmental Assessment (“EA”) or an Environmental Impact Statement (“EIS”) of the reasonably foreseeable environmental impacts associated with the Properties included in its RFLP Response, as defined in Section 4.1.b, as required by the National Environmental Policy Act (“NEPA”), and regulations published by the by the Council on Environmental Quality at 40 C.F.R. Parts 1500 to 1508, and regulations published by the Government at 32 C.F.R. Part 989.

e. Each Potential Lessee shall pay for an appraisal of the Properties included in its RFLP Response which includes assumptions provided by, and is solely for the use of, the Government.

f. If a threat assessment of the Properties included in the RFLP Response of a Potential Lessee is required, the Potential Lessee shall pay for the threat assessment and be responsible for any mitigative measures.

g. Each Potential Lessee and the Government shall reach agreement with on the physical appearance and condition of the Properties included in Potential Lessee’s RFLP Response and shall prepare and execute a Physical Condition Report evidencing their agreement.

h. The Government will lease each Property subject to all existing encumbrances (recorded and unrecorded).

i. The current legislative jurisdiction of the Properties is concurrent jurisdiction. By proceeding with negotiations with the Government, each Potential Lessee acknowledges and understands that federal state, and local laws, regulations and ordinances will apply to its use of the Properties.

j. The Government may provide fire, law enforcement services, and other emergency services to facilities on a Property that is within the Installation’s boundaries, unless the Property is outside the fence line or severable from the remainder of the Installation and a State or local government is available to provide such services.

1. If the Government provides such services, these costs must be reflected in the operating budget. The Lessee must reimburse the Government for all actual costs incurred for these services. The Government will invoice the Lessee for the actual costs when requesting reimbursement.

2. If the Government will not provide such services, the Lessee shall be solely responsible for obtaining said services and for all actual costs and expenses incurred for these services.

k. Each Potential Lessee shall provide, at its own expense, for each Property that is included in its RFLP Response a survey with a metes and bounds description of the Property prepared by a licensed surveyor.

3. GENERAL LEASE REQUIREMENTS

This Section 3, inclusive of subsections, lists general requirements that must be complied with by Lessees and/or the Government to lease the Properties (collectively, the “General Lease Requirements”). This is not an exhaustive list of requirements; there may be other requirements that apply to leasing the Properties and/or to the specific use of the Properties proposed by Offerors. The Government has the right to impose all requirements necessary or desired to ensure the Lease complies with all “Applicable Laws,” as defined below and includes the mandatory clauses in Appendix J - Mandatory Clauses (“Mandatory Clauses”). As used in this RFLP, “Applicable Laws” means all

Request for Lease Proposals No. AFCEC-26-R-0001 Page 7 of 25 federal, state, and local laws, rules, regulations, requirements, orders, permits, ordinances, building codes, and policies, directives, and instructions (including but not limited to all applicable Department of War and Department of the Air Force directives, instructions, manuals, playbooks, and policies), as the same may be amended, modified or replaced from time to time.

3.1. STATUTORY REQUIREMENTS – 10 U.S.C. § 2667

a. Each Lease shall be for a term of no more than 50 years unless the Potential Lessee proposes, and the Government determines that a longer-term promotes national defense or is in the public interest. Each Potential Lessee(s) shall clearly demonstrate (to the satisfaction of the Government) that the length/term of the proposed Lease is reasonable, necessary, and/or otherwise required. By way of example, a Potential Lessee shall submit facts and information to support its proposed lease term, such as the useful life of the improvements (with regular repair and maintenance and without recapitalization) and underlying contracts to be fulfilled directly by the Potential Lessee if it becomes a Lessee. Copies of such underlying contracts or agreements shall be provided to the Government. Justification for the lease term shall be provided as required per Section 4.5 of this RFLP.

b. The Government may revoke the Lease at any time unless the Government determines that the omission of such a right will promote national defense or be in the Government's interest.

c. The Government shall receive aggregate consideration for the Lease that is not less than the sum of the fair market lease values of the Properties subject to the Lease.

d. The consideration for the Lease shall be paid by the Lessee to the Government in cash and/or in-kind consideration.

e. If a proposed use of a Property involves merchandise or services in direct competition with “covered entities,” as such term is defined in the Enabling Statute, then the Potential Lessee must provide covered entities, at the Government’s election in its sole and absolute discretion, with either (i) the right to operate a community support facility or provide community support services, or (ii) equitable compensation in lieu of the operation of such a facility or the provision of such services.

f. The leasehold interest of a Lessee in a Property and its operations and activities on that Property may be taxed by State and local governments. See Section 3.3.c. below.

g. The Lessee’s use of a Property shall be fully compatible with the mission plans and programs of the Installation.

3.2. OTHER TERMS AND REQUIREMENTS

a. During negotiations, the Government and each Potential Lessee will negotiate and mutually agree on the consideration to be paid or provided by the Potential Lessee if it becomes a Lessee to the Government, and how such consideration will be delivered to the Government.

b. Each Lessee shall ensure that insurance policies are maintained throughout the term of the Lease in accordance with the requirements set forth in Appendix H - Insurance Requirements.

c. All utilities and other services necessary for a Project shall be obtained and/or paid for solely by each Lessee.

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d. Unless otherwise provided in a Lease, upon its expiration or earlier termination at no cost to the Government and to the reasonable satisfaction of the Government, the Lessee shall (i) demolish or remove all the Existing Improvements and EUL Improvements located on the Properties subject to such Lease; (ii) remove all utility or other infrastructure from the Properties subject to the Lease; and (iii) restore and surrender the Properties subject to the Lease in the condition that existed on the effective date of the Lease. Each Lease shall require the Lessee to establish and maintain a demolition reserve account to fund the demolition and/or removal of all improvements und utility infrastructure and restore the Properties subject to the Lease.

e. Any Offeror that is determined in the sole discretion of the Government to pose a threat to the health, safety, morals, welfare, morale or discipline of the Armed Forces and others on the Installation or the national security objectives of the United States is ineligible to be a Potential Lessee. Should the government of a terrorist country have a significant interest in an Offeror (or a parent, affiliate, or subsidiary of an Offeror), then such Offeror also shall be ineligible to be a Potential Lessee(s), unless otherwise approved by the Secretary of War. This restriction is in accordance with 10 U.S.C. § 4871.

3.3. FINANCIAL REQUIREMENTS

a. The Government requires that each Lessee have all financing for its Project in place on or before the effective date of the Lease. If an RFLP Proposal includes cash gifts, donations, and/or unconventional financing sources, the Government may require the Potential Lessee to provide evidence, satisfactory to the Government, that the funds from such sources will be in a third-party escrow account before the effective date of the Lease.

b. A Lessee may not cross-collateralize and cross-default obligations that are not directly related to a Project with Project obligations. Moreover, each Lease will prohibit the Lessee from assigning, pledging, hypothecating, or otherwise transferring any interest in the Lessee, the Lease, or other Project assets without prior written approval of the Government.

c. Each Lessee shall be solely responsible for the payment of all taxes, assessments and other charges relating to or levied against its Project (including possessory interest taxes against the Lessee’s leasehold interest and the costs of contesting such obligations).

d. The Potential Lessee(s) shall be required (i) to make a cash payment to the Government at Lease execution in an amount equal to the Government’s direct costs of each lease transaction, which is estimated not to exceed Two Hundred Fifty Thousand Dollars and No Cents ($250,000.00).The Government shall provide the Potential Lessee(s) notice of the actual amount of this payment, as determined by the Government, prior to each Lease execution. This cash payment is separate from and in addition to any rental payment. It is not a part of the consideration for any Lease.

e. Each Lease will require the Lessee at its sole expense, to (i) obtain all required regulatory environmental and non-environmental permits approvals and agreements, (ii) enter into any and all required agreements with third parties, (iii) pay any and all costs, fees, and expenses required for development of the Project and, (iv) comply with all Applicable Laws without seeking to avoid compliance by claiming federal status or derivative sovereign immunity as EUL developments are primarily private sector endeavors.

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3.4. DEVELOPMENT AND USE REQUIREMENTS

a. All uses and development activities on the Properties shall be in accordance with Applicable Law, including but not limited to building codes, as they may be amended from time to time.

b. All development and construction on the Properties shall be fully compatible with the plans, programs, and missions of the Installation.

c. Development and construction on the Properties may be subject to Department of War and/or Department of the Air Force Anti-Terrorism and Force Protection requirements, including but not limited to offsets from roadways and adjacent Department of War or other federal agency facilities.

d. A proposal, if any, to relocate Existing Improvements on a Property shall be at a Lessee's sole cost and expense and will be subject to the Government's consent and approval, which may be conditioned or denied.

e. Prior to the commencement of any phase of construction on a Project, each Lessee shall be required to deliver payment and performance bonds to the Government in amounts and subject to conditions deemed acceptable to the Government.

f. No Property may be used in any way or for any purpose except as expressly permitted by the Government and set forth in the Lease.

g. The following uses and activities are prohibited on the Properties due to security and operational incompatibility:

1. Any use or activity that adversely affects the health, safety, morals, welfare, morale, or discipline of the Armed Forces.

2. Structures, activities, and operations that adversely affect flight operations, air traffic control, Installation security, and/or force protection.

3. Any ultrahazardous uses or activities including the storage, treatment, transportation, disposal, or manufacture of hazardous materials, hazardous substances, or hazardous wastes.

4. Residential use conflicting or otherwise competing with the Military Housing Privatization Initiative at the Installation. Any housing development concept must explain how it does not compete with Military Housing Privatization Initiative of the Installation.

5. Any use or activity that is incompatible with environmental, operational, or land use constraints.

6. Uses of commercially available utilities (e.g., energy, water, communication bandwidth) which (a) would have a detrimental impact on the execution by the Government of its mission, or the availability of utility resources to the Government or the local community, or (b) require significant use of ground water.

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4. INSTRUCTIONS TO OFFERORS

4.1. GENERAL

a. This RFLP is not a solicitation for acquisition of goods, services, or facilities for Air Force consumption/use and, as such, is not governed by the FAR. This RFLP supports non-FAR real estate transactions (the Leases) granting temporary use of one or more of the Properties for conventional commercial purposes and energy projects and employs a competitive process to identify one or more Lessees, consistent with the Enabling Statute. While no evaluation credit will be provided for small business participation, small business concerns are encouraged to participate and compete in this Air Force Enhanced Use Lease Program competitive solicitation process.

b. The responses to this RFLP (each a “RFLP Response” and collectively the

“RFLP Responses”) must demonstrate a viable commercial (non-Federal Government) or energy need for the proposed uses of the Properties included in each RFLP Response.

c. The sale of any services or products by a Lessee on a Property must comply with

Applicable Law and the Lease for such Property. In no event shall this RFLP or any agreement to which the Government is not a party be construed to require or otherwise obligate the Government to purchase any service or product from a Lessee. No representations have been or will be made by the Government regarding the sale and purchase of any services or products by the Government or others.

d. Any information concerning this RFLP given to an Offeror will be furnished in writing promptly to all other Offerors. If the information is necessary for submitting RFLP Responses, or the lack of it would be prejudicial to any other Offerors, the information will be furnished as an amendment to this RFLP.

e. After the receipt and the evaluation, consistent with this RFLP, of all timely RFLP Responses, the Government will notify Potential Lessees. Offerors that were not selected as Potential Lessees also will be notified by the Government and may ask for a debriefing from the Government source selection team. The Government will disclose the evaluated strengths, weaknesses, and challenges of their respective RFLP Responses.

f. While the Government intends to execute a Lease with each Potential Lessee, it is under no obligation to do so and reserves the right to cancel this RFLP and reject all RFLP Responses at its sole discretion. The Government also reserves the right to delete and/or amend any provision of this RFLP and to waive informalities and minor irregularities in RFLP Responses where it is in the Government's best interest to do so.

g. By participating in the RFLP process, each Offeror agrees to indemnify and hold harmless the Government, its officers, employees, and consultants from all claims, liabilities, and costs related to this RFLP. Under no circumstances will the Government 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 relating to this RFLP, including all activities related to negotiations with Potential Lessees.

h. This RFLP may be amended at any time by the Government by formal amendment. If this RFLP is amended, then all terms and conditions that are not amended shall remain unchanged.

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i. Each RFLP Response shall contain the Offeror’s best terms and satisfy all requirements of this RFLP. Additionally, the Government may require such Offerors to make oral presentations of their proposals. The Government also may, at its sole discretion, conduct discussions with an Offeror, typically through evaluation notices (ENs), any time after the RFLP Response Due Date and prior to the selection of Potential Lessees. Any EN responses shall become part of the Offeror’s RFLP Response and will be considered by the Government in making its selection of Potential Lessees.

j. The Government Real Estate Support Service (“RESS”) and Privatization Real

Estate Support Service (“PRESS”) contractors, their successors, and their respective team members, subcontractors, and subcontractor successors are all precluded from submitting RFLP Responses, and from acting as subcontractors, consultants or team members to entities who submit RFLP Reponses for a period of up to ten (10) years from the expiration of their most recent contract with the Government in accordance with the terms of that contract. Accordingly, Offerors shall not include these firms as part of their teams or request their assistance to prepare an RFLP Response. It is incumbent upon each Offeror to ensure that its team does not include any of the RESS or PRESS contractors or their respective team members and subcontractors. The RESS and PRESS Contractors are as follows: EMAX Financial and Real Estate Advisory Services; MC Fuhrman and Associates, LLC; Alvarez and Marsal Real Estate Advisory Services, LLC; Jones Lang LaSalle; MWH Americas Inc.; and FPS Advisory Group, LLC.

Offerors that seek assistance from or include such firms as a part of their team will be ineligible to be a Potential Lessee. RESS and PRESS contractors that work on this solicitation have signed Non-Disclosure Agreements.

k. Each Offeror shall submit with its RFLP Response a statement acknowledging receipt of Appendix J - Mandatory Clauses and confirming their RFLP Response complies with the Mandatory Clauses. If the Offeror’s RFLP Response includes in-kind consideration the statement also shall indicate their compliance with the Mandatory Clauses applicable to in-kind consideration (“IKC”).

Each Lease shall include the Mandatory Clauses.

l. RFLP Responses that do not include all required information or that fail to fulfill any of the required terms and conditions of this RFLP may be rejected. Any Offeror whose RFLP Response is rejected for being incomplete will be notified of the material deficiencies in its RFLP Response. RFLP Responses that are rejected will not be evaluated by the Government.

m. Each Offeror shall sign and submit the cover letter shown in Appendix K - Offeror Cover Page (the “Offeror Cover Page”). Each RFLP Response must contain the name and mailing address of the Offeror and be properly executed. An RFLP Response executed by an attorney or agent on behalf of the Offeror shall be accompanied by two authenticated copies of the power of attorney or other evidence of agency or authority to act on behalf of the Offeror. If an Offeror is a corporation, a corporate officer authorized to legally bind the corporation must execute the Offeror Cover Page and provide a corporate certificate or resolution evidencing that corporate officer’s authority to submit the RFLP Response. If an Offeror is a partnership, limited liability company, or any other entity, the Offeror must provide evidence that the party signing the Offeror Cover Page has the authority to sign or bind the entity.

4.2. RESTRICTION ON DISCLOSURE AND USE OF DATA

a. An Offeror that includes data in their RFLP Response that they do not want disclosed to the public for any purpose or used by the Government and its representatives except for evaluation purposes (“Restricted Data”) shall mark the Offeror Cover Page with the following legend:

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“ This RFLP Response includes data that shall not be disclosed or used in whole or in part for any purpose other than evaluation by the Government and its representatives of this RFLP Response.” Each page of the RFLP Response that includes restricted data should include the following legend: “Use or disclosure of data contained on this page is subject to the restriction on the Offeror Cover Page for this RFLP Response.”

Over-marking of an RFLP Response (for example, marking the entire RFLP Response or almost all pages of the RFLP Response) may result in rejection of a RFLP Response by the Government.

b. If Restricted Data is included in a Lease signed by a Lessee, the Government shall have the right to duplicate, use, and disclose the Restricted Data to the extent required by Applicable Law, including to Congressional committees if requested by the committees as part of their oversight function. If the Restricted Data is or becomes publicly available, then the Government may share such Restricted Data with others. By submitting an RFLP Response, each Offeror agrees to the terms and conditions of the non-disclosure provisions in Appendix I - Non - Disclosure Provisions.

4.3. SUBMISSION OF RFLP RESPONSES

a. Each Offeror shall submit its RFLP Response, and “Financial Pro Forma,” as defined in Section 4.9, via e-mail to jeffrey.blankenship.2@us.af.mil with a courtesy copy to AFCEC.EUL@us.af.mil no later than 5:00 PM Central Time, March 4, 2026 (the “RFLP Response Due Date”). A RFLP Response (narrative, attachments, illustrations, etc.) shall not exceed ten (10) megabytes in size or 40 total pages (single side, 8.5 x 11-inch page, and standard font) using Microsoft Word. The Financial Proforma should be a separate Microsoft Excel file with unlocked cells that can be manipulated, and will not be counted against the 10 megabytes or page limitations for the RFLP Response. Drawings, cost estimates, Mandatory Clauses, legal documents, resumes, financial statements, pro formas, engineering calculations, catalog cuts, and specifications also will not be counted against the 10 megabytes or page limitations for the RFLP Response. RFLP Responses exceeding these limitations will not be reviewed or evaluated by the Government.

b. Each Offeror also shall deliver five (5) hard copies of the RFLP Response and the

Financial Pro Forma to the Government on or before the RFLP Response Due Date to one of the following physical addresses:

If sending via private courier (e.g., FedEx, UPS, etc.):

AFCEC/CIUE

Attn: Jeffrey Blankenship 3515 South General McMullen San Antonio, TX 78226-9853 If sending via U.S. Postal Service:

AFCEC/CIUE

Attn: Jeffrey Blankenship 2261 Hughes Ave, Suite 155 Lackland AFB, TX 78236-9853 mailto:jeffrey.blankenship.2@us.af.mil mailto:AFCEC.EUL@us.af.mil

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RFLP Responses, Financial Pro Formas, ENs and other information relating to this RFLP shall reference the Sections, Factors, and Subfactors listed in Table 1 and further described in Sections 4.4 through 5.2 of this RFLP.

Table 1 – Evaluation Factors, Subfactors, and Submittal Format

SECTION EVALUATION FACTORS

A

Factor 1 – Project Description Subfactor 1.1 – Project Concept, Market Analysis, and Project Feasibility Subfactor 1.2 – Project Development, Construction and Operations

B

Factor 2 – Return to the Government Subfactor 2.1 – Proposed Rental and/or Additional Consideration Subfactor 2.2 – Financial Pro Forma

SECTION EVALUATION FACTORS

C

Factor 3 – Organization, Experience and Capability Subfactor 3.1 – Organization and Experience Subfactor 3.2 – Financial Capability

D Factor 4 – Integrated Project Plan and Schedule

4.4. SECTION A, FACTOR 1 – PROJECT DESCRIPTION SUBMITTAL

REQUIREMENTS

4.5. SUBFACTOR 1.1: PROJECT CONCEPT, MARKET ANALYSIS, AND

PROJECT(S) FEASIBILITY

The Offeror shall identify each Property that will be part of the project described in its RFLP Response (“Project”). For each Property included in the Project, the Offeror shall explicitly justify the proposed Lease term, document the market demand for and viability of the proposed use, and that such use is, demonstrate its viability as the highest and best use. The submitted narrative shall include the following:

1. Substantive data and facts which clearly demonstrate the current and anticipated market demand for the Project;

2. Facts and data describing the current market availability of commercial activities/services that will compete with the market demand for the Project;

3. Facts and data detailing projected target market consumption/use of the Project;

and

4. A narrative detailing the marketing strategy for the Project.

4.6. SUBFACTOR 1.2: PROJECT DEVELOPMENT, CONSTRUCTION AND

OPERATIONS

For each Project included in its RFLP Response, the Offeror shall submit a narrative describing the Project, including a plan for the development, construction, and operation of the Project. This narrative shall (i) demonstrate (a) satisfaction of some or all EUL Objectives, and (b) compliance with the General Lease Requirements, and (ii) include the following:

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1. Description of the Project development, size, type, performance or capacity, site considerations, engineering and construction work to be performed;

2. Description of the anticipated leases, easements, agreements, etc., needed to develop and operate the Project;

3. A Project development and construction plan (including any phases if applicable) and milestone schedule;

4. A conceptual Project site plan depicting, identifying, and describing all proposed improvements, including but not limited to proposed facilities, fences, infrastructure, areas of ingress/egress, and stormwater management areas;

5. A conceptual utility plan for the Project;

6. A conceptual environmental management plan for the Project;

7. Description of the quality control processes and corporate systems that will be employed to maintain quality control of the design, permitting, financing, construction, and operation of the Project;

8. Description of the Project impact, if any, on surrounding communities, local government, and governmental authorities to include “covered entities,” as defined in the Enabling Statute;

9. A Project property management and facilities maintenance plan, to include capital repair and replacement and grounds maintenance;

10. An emergency services plan for the Project; and

11. A security and access management plan for the Project.

4.7. SECTION B, FACTOR 2 – CONSIDERATION FOR LEASES

4.8. SUBFACTOR 2.1: PROPOSED CONSIDERATION

For each Project included in its RFLP Response, the Offeror shall explicitly document their proposed consideration for the Lease related to that Project.

a. Cash rent payments, including base rent and/or participation rent, are the preferred form of consideration and shall be substantiated with relevant, empirical, and quantitative data and analysis to include:

1. Current real estate market conditions for similarly situated property;

2. Relevant facts and circumstances that may influence the rent or other consideration;

3. Net present value of all cash consideration to be provided to the

Government; and

b. If IKC will be provided to the Government, the Offeror shall submit the following:

1. A description of the IKC that includes, as applicable, development, size, type, performance or capacity, site considerations, and engineering and construction work to be performed;

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2. A development and construction (including any phases if applicable) plan and milestone schedule, if applicable, for the IKC;

3. A conceptual site plan for the IKC, if applicable, depicting, identifying, and describing all proposed improvements, including but not limited to proposed facilities, infrastructure, areas of ingress/egress, and storm water management areas;

4. If applicable, a description of the quality control processes and corporate systems employed to maintain quality control of the design, permitting, financing, and construction of the IKC; and

5. Information about no more than five (5) recent and relevant projects completed or in progress by the Offeror (or the general contractor to be retained by the Offeror) which include design, permitting, financing, and construction features similar to the IKC. The submittal also shall disclose cost, schedule, and performance information for each project. Relevant projects are those of size and magnitude of effort and complexity similar to the IKC.

4.9. SUBFACTOR 2.2: FINANCIAL PRO FORMA

a. Each Offeror shall submit with its RFLP Response a financial pro forma

(“Financial Pro Forma”), that (i) was developed using Microsoft Excel software, (ii) can be manipulated to produce varying results during the evaluation of Project, (iii) illustrates the economic viability of the Project and (iv) contains the following elements:

1. Assumptions Worksheet – which discloses all financial assumptions (i.e., square footage, rental rates, interest rates, internal rate of return, discount rates, weighted average cost of capital, etc.) for the Project and is linked to all other worksheets within the Financial Pro Forma.

2. Construction Budget (if applicable) – A line-item construction budget that reflects all expected construction costs by major trades/milestones and that is detailed for each month of the construction period through completion. This budget also shall reflect projected drawdowns on any construction loans and equity contributions, be linked to the Assumptions Worksheet and contain formulae so that cell references and calculations can be verified.

3. Project Sources and Uses Statement – A statement that reflects all expected transaction costs (i.e., construction, lender and closing fees, etc.) and the sources to fund such costs (i.e., loan proceeds, equity contributions, etc.). The proposed debt-to-equity ratio shall be disclosed. This statement shall be linked to the Assumptions Worksheet and contain formulae that allows cell references and calculations to be verified.

4. Annual Cash Flow Statement – A statement that reflects line-item revenues and expenses for each year of the Lease term. This statement also shall be linked to the Assumptions Worksheet and contain formulae so that cell references and calculations can be verified.

Specifically, the statement shall include the following line items:

i. A description and dollar amount for each source of revenue.

ii. A description and dollar amount for each charge/expense other than the items identified in (iv), (v), (vi), and (vii) below.

iii. Net operating income based on items (i) and (ii) above.

iv. A description and dollar amount of all debt service payments.

v. A description and dollar amount of all deposits to reserve accounts to include the demolition reserve account.

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vi. A description and dollar amount of each capital cost, including but not limited to 1) capital repairs and replacements; 2) tenant improvement allowances, if applicable; 3) leasing commissions; and 4) demolition; and.

vii. description and proposed total consideration to be paid to the Government.

5. Consideration Worksheet - which shall be linked to the Annual Cash Flow Statement and contain formulae so that cell references and calculations can be verified. This worksheet also shall include any cash consideration to be paid to the Government over the Lease term. If the Offeror will pay the Government as consideration percentage rent, the worksheet shall provide an explicit description and delineation of the base rent and percentage rent. If the Offeror will pay the Government as consideration of a percentage of another form of revenue-sharing arrangement, the Worksheet shall provide calculations and a narrative detailing the participation percentages and the priority of payments to the Government.

4.10. SECTION C, FACTOR 3 – ORGANIZATION, EXPERIENCE AND

CAPABILITY

4.11. SUBFACTOR 3.1: ORGANIZATION AND EXPERIENCE

a. Each Offeror shall provide a narrative detailing its entity and organizational structure, including the legal form of ownership and management. If the Offeror is teaming with one or more entities for any portion of the Project, then it shall provide a narrative detailing the responsibilities of each team member, the extent to which the team has worked together in the past, the entity and organizational structure, including the legal form of ownership and management of each team member, and if other than the Offeror, expressly identify the team member entities that will be financially accountable for Project performance. The Offeror also shall submit copies of all legally binding agreements it has executed with any of the team members.

b. Each Offeror shall provide to the Government certificates of good standing for Texas and its state of organization, if different, its formation documents, by-laws, operating and management agreements, organizational chart, and a disclosure of ownership interests.

c. Disclose how it will field a qualified, experienced Project team with the experience and workload capacity necessary to manage all the disciplines required to develop and manage the Project.

d. Identify the key personnel and legal counsel who will be authorized to act for or represent the Offeror in all negotiations with the Government and at transaction closing if the Offeror becomes a Potential Lessee.

e. Provide a narrative describing up to five (5) of the most recent and relevant projects completed or in progress by the Offeror (or the general contractor to be retained by the Offeror) which include design, permitting, financing, and construction features that are similar to the Project.

The submittal also shall disclose cost, schedule, and performance information for each project. Relevant projects are those of size and magnitude of effort and complexity similar to the Project.

4.12. SUBFACTOR 3.2: FINANCIAL CAPABILITY

a. If the Project includes construction, the Offeror shall provide evidence of payment and performance bonding capacity and show how the bond amount(s) were derived. In the

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b. Provide evidence of sufficient funds or financing (e.g., binding commitment) or plan to secure financing for the Project, including permitting, engineering, design, construction, and operation and maintenance of the Project throughout the Lease term.

c. Provide financial statements for the Offeror and the majority owner(s) of the Offeror complete with notes prepared and certified by a certified public accountant for the most recent two years and any other documentation to demonstrate the Offeror’s financial strength. The financial statements must have been prepared in accordance with Generally Accepted Accounting Principles.

d. If any financial statements and submitted information note any litigation, disputes, claims, UCC filings, or similar circumstances, the Offeror shall provide the status of each matter in full detail.

4.13. SECTION D, FACTOR 4 – INTEGRATED PROJECT PLAN AND SCHEDULE

Each Offeror shall disclose their negotiations plan, objectives, and schedule in a notional Integrated Projects Plan (“IPP”) and Integrated Project Schedule (“IPS”) showing all the activities and agreements necessary to achieve Lease execution and Project completion. The IPP and IPS shall specifically disclose, among other things:

a. Necessary agreements for the Project with the Government and third parties;

b. Permits and approvals required for the development, construction, and operation of the Project;

c. Financing and other agreements necessary for the development, construction, and operation of the Project;

d. Critical Project milestones and activities relating to negotiation of transaction documents, and the design, permitting, financing, Lease closing, and construction, and operation of the Project; and

e. How the Offeror will interact with critical Government and other stakeholders (including, but not limited to, local, state, and federal entities and regulatory agencies) to efficiently and successfully execute the Project.

5. BASIS FOR SELECTION OF POTENTIAL LESSEES

5.1. SOURCE SELECTION STRATEGY

5.1.1. BEST VALUE SELECTION

a. The use for each Property included in a Project described in an RFLP

Response will be evaluated separately. For each Property this source selection will utilize a two-phase, best-value process. Phase I of this source selection will rank Offerors and select a Potential Lessee for each Property whose RFLP Response provides the best value to the Government for the use of each Property based on an integrated and cumulative assessment of all factors and subfactors listed in Table 1 of Section 4 above. Factor 1 (Project Description), Factor 2 (Consideration for Leases), Factor 3 (Organization, Experience, and Capability), and Factor 4 (Integrated Project Plan and Schedule).

Factors 3 and 4 are of equal importance. Factors 1 and 2 are of equal importance and more important

Request for Lease Proposals No. AFCEC-26-R-0001 Page 18 of 25 than Factors 3 and 4. Subfactors within each Factor are of equal importance. Factors 1, 2, 3, and 4 will be assigned an overall evaluation rating. Phase II, Lease negotiations for each Property, shall commence after the Government completes the evaluation and ranking of the submitted RFLP Responses and provides written notices to the Offerors that have been selected as Potential Lessees. Potential Lessees, however, may or may not actually become Lessees.

b. To promote efficient competition and avoid unnecessary expenditures of resources by Offerors, the Government (in its sole and absolute discretion) may (i) establish competitive ranges and hold discussions [with Offerors] at any point in the evaluation process and (ii) remove from the competitive ranges any Offeror, that stands no reasonable likelihood of being selected as a Potential Lessee in the judgment of the Government based on a review of the Offeror’s RFLP Response. The competitive range determination can be based on Factor 1 (Project Description), Factor 2 (Consideration for Leases), Factor 3 (Organization, Experience, and Capability), Factor 4 (Integrated Project(s) Plan and Schedule), or any combination of the four Factors. The Government may conduct multiple competitive range determinations for the purposes of efficiency. If an RFLP Response does not fall within the competitive range, the RFLP Response will be eliminated from further consideration.

5.1.2. NUMBER OF LEASES TO BE AWARDED

The Government anticipates awarding one or more Leases to one or more Potential Lessees for one or more of the opportunities listed in Section 1(d) of this RFLP. The Government encourages teams between and among Offerors (e.g., real estate developers and energy project developers) on concepts that will result in a larger, coordinated Project.

While RFLP Responses for each Property will be assessed separately, the best value to the Government determination for each Property may also consider the value to the Government of RFLP Responses that include two or more Properties and how the combination of Properties may provide a better value to the Government than a single Property proposal.

Accordingly, if an RFLP Response includes more than one Property in a proposed Project, the Government may select the Offeror as a Potential Lessee for one or more of the Properties.

5.1.3. EVALUATION FACTORS AND SUBFACTORS

a. The following evaluation factors and subfactors will be used to evaluate the proposed use of each Property that is included in a Project described in an RFLP Response. Selection shall be made on a “Subjective Tradeoff” basis. The Offeror submitting the proposal most advantageous to the Government based upon an integrated assessment of the evaluation factors and subfactors described below will become the Potential Lessee for that Property.

Appendix B: 16th AF Security Hill Campus

Factor 1: Project Description Sub-factor 1.1 – Market and Feasibility Analysis

Sub-factor 1.2 – Submitted plan to develop, construct, and manage the proposed Project

Factor 2: Consideration for Leases

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Sub-factor 2.1 – Proposal to optimize the value of the EUL to the Government Sub-factor 2.2 – Response and financial pro forma Factor 3:…