Sigsbee Broad RFI - 15 OCT 2021.pdf

REQUEST FOR INTEREST

Housing Development at Key West, Florida

Naval Facilities Engineering Systems Command Southeast

October 15, 2021

I. SUMMARY

1. DESCRIPTION. The Naval Facilities Engineering Systems Command Southeast, in support of the Department of the Navy (“DON” or “Government”), is seeking information on how an interested party could develop, construct, and manage approximately 18.13 acres of land at the Sigsbee Annex, Naval Air Station Key West, Florida through a long-term ground lease with the DON under 10 U.S.C. § 2667. The Federal land is not currently zoned or subject to local land use controls. The DON will offer an Industry Forum, including a site visit to the Key West Sigsbee Annex on November 17, 2021. Following the Industry Forum, interested responders may complete and submit a Request for Interest (“RFI”) response in support of their proposed project ideas/concepts for the Sigsbee Annex no later than December 10, 2021. The DON intends to use the RFI responses to further evaluate potential courses of action.

2. THIS IS A REQUEST FOR INTEREST ONLY. This RFI is a market research tool issued to determine the availability and adequacy of potential business sources for the DON’s information and planning purposes. This is not a Request for Proposals (“RFP”) or a promise to issue another solicitation type in the future. This RFI does not obligate the Government to offer the property or purchase services from any responder, and the DON reserves the right to cancel this RFI at any time. Further, the DON is not at this time seeking proposals and will not accept unsolicited proposals. By participating in the RFI process, all responders agree to hold the United States of America, its officers, employees, and advisors harmless from all claims, liabilities, and costs related to all aspects of this RFI. Under no circumstances shall the United States of America be liable for any costs, 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 or in response to this RFI; all costs incurred with responding to this RFI will be solely at the interested party’s expense. Not responding to this RFI does not preclude participation in any future RFP, if one is issued.

II. BACKGROUND

1. PROJECT OBJECTIVES. The DON seeks to ascertain feasibility and industry interest in developing approximately 18.13 acres of land, for potential mixed use, including commercial, retail, and /or the ability to address the quality and increase the availability of affordable housing for service members and affiliated personnel stationed in Key West, Florida. The income range of the most effected personnel is $37,500 to $78,000 per year. The DON currently envisions engaging with a developer via a long-term ground lease under 10 U.S.C. § 2667, allowing the developer to construct and manage the property. The Government does not intend to lease back the land or improvements from the developer (any residential lease would be between the developer/property manager and the individual tenant). The DON may consider lease terms ranging from 25 – 50 years. The DON seeks to accept in-kind consideration for the lease in the form of off-site construction projects. The DON is also open to proposed solutions or project ideas other than a long-term lease under 10 U.S.C. § 2667, provided the proposed project addresses the DON’s affordable housing requirements described below.

2. SITE LOCATION. The parcel of land is located at Sigsbee Annex, Naval Air Station

Key West, Florida and is comprised of an estimated 18.13 acres as shown on Attachment A.

III. RFI RESPONSE

1. INDUSTRY FORUM. In determining the best course of action, individuals are encouraged to attend the Industry Forum and site visit of the 18.13 acres premises on November 17, 2021, in Key West, Florida. The Industry Forum will provide an opportunity for the DON and industry to meet for a question and answer session and site visit to the premises. The site visit will allow potential responders to walk and visually inspect the premises.

a. SECURITY REQUIRMENTS. All interested parties must be able to pass a security background check in order to access NAS Key West property, including the Industry Forum on November 17, 2021.

2. RFI REQUIREMENT. Following the Industry Forum, the DON requests each responder to prepare an RFI response addressing a long-term lease under 10 U.S.C. § 2667 which reflects DON objectives and identifies the responder’s requirements.

3. ADDITIONAL FACTORS: These factors should be considered in the RFI response:

a. The causeway leading to Sigsbee will require upgrades to meet anticipated traffic increase as part of the lease requirements. The existing fence / entry control point will be removed from its current location.

b. Account for any county, zoning, building, and/or environmental requirements as part of proposal.

c. There is no fee transfer of property. Ownership of the premises remains with U.S.

Government.

d. The premises does not have utilities. Development would require utility connection to available sources.

4. RESPONSE TO QUESTIONS. In addition to providing the RFI response described above, responders are requested to address the following questions within their respective RFI responses. These answers may be used to further evaluate the DON requirements. Not providing an RFI response will not preclude future RFP participation.

a. Provide a description of how the property will be developed (residential, mixed residential, mixed use, or commercial).

b. Regarding the DON’s intent to receive consideration for the lease through off-site in-kind construction projects, please address your ability to design and construct or contract for projects acceptable for in-kind consideration as described in 10 U.S.C.

§ 2667, such as bridge repairs, road construction and repairs, dormitory-style housing units, etc.

c. Regarding the potential for increasing the availability of housing as described in

Section II.1., please describe:

i. The approximate number of units by type of housing style (e.g. condo, apartment, townhome, and/or single family units).

ii. Anticipated rent expected for each type of unit.

d. Please describe project feasibility under a ground lease within a 25 - 50-year lease term. If a longer/shorter term is required, please indicate the term and explain the rationale. If responder has an alternate concept to a lease, please describe.

e. Please explain your vision for financing the project, as well as, the ability to do so under the 25 – 50 year ground lease. If a longer/shorter term is required, please indicate the term and explain the rationale.

f. Please identify significant design and construction considerations, such as utilities, renewable energy, LEED, etc.

g. What are the key risks, considerations, and concerns you might have with regard to this potential transaction?

h. Provide any specific suggestions and refinements to the transaction structure and/or allocation of risk, rights, and responsibilities that you believe would result in best value for the Government.

i. Describe how the proposed development, including any commercial, retail, etc.

space, will be compatible with the existing and/or proposed housing.

IV. SUBMISSION OF RFI RESPONSE

1. INDUSTRY FORUM (RESPOND BY NOVEMBER 3, 2021). Parties interested in attending the Industry Forum and site visit at the Sigsbee Annex on November 17, 2021 are requested to respond by email to michael.p.bailey.civ@us.navy.mil and michael.a.brooks10.civ@us.navy.mil no later than November 3, 2021. Responders are reminded they must pass a security background check for the site visit and will be required to provide the DON with a list containing the full name and social security number for each individual attending the site visit. Any individual who fails the background check will not be allowed to visit the site. Responders shall comply with all DON regulations for the site visit.

In order to protect personally identifiable information, the list of individuals attending the site visit should be transmitted by either: 1) encrypted email to the email address in Section VI; 2) hand delivery; 3) U.S. mail; or 4) other approved shipping carrier, to the below address:

DEPARTMENT OF THE NAVY

NAVFAC Southeast ATTN: Real Estate Contracting Officer Box 30 Bldg 903 Jacksonville, FL 32212-0030

All costs associated with the responder’s travel to the Industry Forum and site visit shall be at the responder’s sole expense and shall not be reimbursed by the DON.

2. RFI RESPONSE (DUE NO LATER THAN DECEMBER 10, 2021). Following the site visit, responders will be invited to prepare an RFI response in Microsoft Word or PDF compatible format, due no later than 4:00 PM EST on December 10, 2021. All costs associated with any RFI response shall be at the responder’s sole expense and shall not be reimbursed by the DON. Please be advised that all submissions become Government property and will not be returned. Responses may be submitted electronically via e-mail to michael.p.bailey.civ@us.navy.mil and michael.a.brooks10.civ@us.navy.mil.

Alternatively, responders may mail hard copy RFI responses to:

DEPARTMENT OF THE NAVY

NAVFAC Southeast ATTN: Real Estate Contracting Officer Box 30, Building 903 Jacksonville, FL 32212-0030 mailto:michael.p.bailey.civ@us.navy.mil mailto:michael.a.brooks10.civ@us.navy.mil mailto:michael.p.bailey.civ@us.navy.mil mailto:michael.a.brooks10.civ@us.navy.mil

3. PROPRIETARY INFORMATION. Proprietary information included in the RFI response, if any, should be minimized and MUST BE CLEARLY MARKED. To aid the Government, please segregate proprietary information.

4. RFI RESPONSE (PART I). Part I of the RFI response shall provide the responder’s administrative information:

• Name of developer

• Name of designated point of contact

• Mailing address

• Overnight delivery address (if different from mailing address)

• Phone number

• E-mail of designated point of contact

5. RFI RESPONSE (PART II). Part II of the RFI response shall address the issues set out in the above Section III – RFI RESPONSE and include the responder’s recommended affordable housing strategy or alternative proposed solutions / project ideas.

V. STATEMENT OF LIMITATIONS

1. LIMITATIONS. The Government represents that this RFI, submissions from responders to this RFI, and any relationship between the Government and responders arising from or connected or related to this RFI, are subject to the specific limitations and representations expressed below, as well as the terms and conditions contained elsewhere in this RFI. By submitting a response to this RFI and without the need for any further documentation, the responders acknowledge and agree to the Government’s rights and all other terms and conditions as set forth in the RFI, including the Statement of Limitations.

2. DEEMED ACCURATE. To the best of the Government’s knowledge, the information provided herein is accurate. However, the Government makes no representations or warranties whatsoever with respect to this RFI or the property, including representations and warranties as to the accuracy of any information or assumptions contained in this RFI or otherwise furnished to responders by the Government, site and environmental conditions on the property or the suitability of the property, or any portion thereof, for any specific uses or development. Responders should undertake appropriate investigation in preparation of submitting a response. A site visit will be coordinated to give all responders the opportunity to examine existing conditions prior to responding to the RFI.

VI. POINTS OF CONTACT

The DON points of contact for this RFI are:

Michael Bailey Michael Brooks michael.p.bailey.civ@us.navy.mil michael.a.brooks10.civ@us.navy.mil (904)542-6162 (904)542-6982

VII. ATTACHMENTS

A. Site Location Map mailto:michael.a.brooks10.civ@us.navy.mil