SOW LAND ANALYSIS ARC.pdf

NASA Broker/Consultant Services for Data Center

General Information

In accordance with 51 U.S.C. §20145, NASA is authorized to enter into Enhanced Use Leases for non-excess government property.

Ames Research Center (ARC), located between Mountain View and Sunnyvale, California, has been an innovative leader in world-class aeronautics, exploration technology, and science since 1939. As Silicon Valley stands at the epicenter of the global AI and technology revolution, new data center development is constantly searching for two critical, hard-to-find assets: available land and power capacity.

NASA has identified areas of land at ARC for potential data center development through an EUL.

NASA is seeking an experienced institutional real estate and capital markets advisory firm with established in-house investment sales services and demonstrated experience in hyperscale, investment-grade data center development and transactions.

The Contractor must possess the institutional market expertise necessary to evaluate identified sites and infrastructure from the perspective of qualified data center developers, hyperscale users, operators, investors, lenders, and other capital providers.

The objective of this requirement is to provide NASA with a decision-ready assessment of the sites, infrastructure, development potential, and actions necessary to determine whether and how NASA should advance potentially viable sites toward market and transaction readiness.

Contractor Qualifications and Experience

The Contractor shall demonstrate established institutional real estate advisory, investment sales, capital markets, and hyperscale data center experience.

The Contractor must:

Maintain an established in-house institutional investment sales practice with demonstrated experience advising on complex commercial real estate transactions.

Possess in-house real estate capital markets capabilities, including institutional investment sales, debt and equity financing, development capitalization, and transaction advisory services.

Demonstrate direct experience advising on hyperscale, investment-grade data center assets, campuses, or development opportunities.

Demonstrate experience with institutional data center transactions involving hyperscale users, developers, operators, or institutional investors.

Demonstrate experience evaluating large-scale, power-dependent data center developments, including land availability, power deliverability, infrastructure requirements, development phasing, and energization schedules.

Demonstrate experience advising on institutional ground leases, structured real estate transactions, and complex development opportunities.

Possess an established understanding of institutional investor and developer requirements concerning site control, infrastructure delivery, development readiness, and investment risk.

Demonstrate the organizational capacity to coordinate multidisciplinary site, infrastructure, development, and technical due diligence.

Maintain the internal personnel and expertise necessary to perform the primary institutional real estate, investment, and development advisory functions without relying exclusively on subcontracted advisory services.

The Contractor shall provide representative engagements demonstrating relevant experience, including the nature and scale of the projects, services performed, and the Contractor's role.

Task Description and Structure:

The Contractor shall evaluate potential data center development opportunities at ARC and provide NASA with decision-ready analysis and recommendations concerning site feasibility and development readiness.

The Contractor shall integrate site, infrastructure, development, institutional market, and investment considerations. The analysis shall consider how qualified hyperscale developers, operators, users, institutional investors, lenders, and other capital providers are likely to evaluate the physical and infrastructure characteristics of the opportunity.

The Contractor shall identify the conditions necessary to support institutional-grade data center development and the actions NASA should undertake to advance potentially viable sites toward market readiness.

Site Feasibility & Development Readiness

Objective

Determine whether and to what extent NASA-identified sites can realistically support institutional-grade hyperscale data center development and identify the actions necessary to move viable sites toward development and market readiness.

Scope

The Contractor shall conduct planning-level assessments of NASA-identified sites and existing infrastructure, incorporating the physical, operational, and infrastructure requirements of institutional-grade data center development.

The Contractor shall:

Conduct site assessments at ARC for potential data center leasing opportunities identified by NASA.

Meet with NASA personnel to understand existing infrastructure, operational requirements, and known site conditions.

Evaluate available and developable land, parcel configuration, access, existing improvements, development phasing, expansion potential, and other relevant site considerations.

Evaluate site characteristics and development potential relative to the requirements of hyperscale users, institutional developers, operators, and capital providers.

Evaluate available information concerning electrical power, including existing capacity, transmission and distribution infrastructure, power-delivery pathways, redundancy, potential upgrades, energization sequencing, and long-lead infrastructure.

Evaluate the relationship between electrical power availability, infrastructure requirements, and potential hyperscale data center development capacity.

Evaluate other infrastructure relevant to data center development, including water, cooling, wastewater, fiber and telecommunications, transportation, emergency response, security, and controlled access.

Identify environmental, mission, operational, security, airfield, land-use, and other constraints that may affect development.

Identify deficiencies, information gaps, and infrastructure dependencies that could prohibit, delay, or materially affect institutional-grade data center development.

Identify and assist NASA in organizing due-diligence actions necessary to move potentially viable sites toward market and transaction readiness.

Develop planning-level development concepts, including potential development capacity, phasing, expansion, infrastructure requirements, and implementation sequencing.

Evaluate potential development configurations and phasing relative to institutional data center development practices and hyperscale user requirements.

Identify infrastructure conditions, development dependencies, and other material considerations that may affect the ability of qualified developers and institutional investors to pursue development.

Evaluate the readiness of each site for potential institutional investment and identify the conditions necessary to support credible future market participation.

Evaluate and rank sites based on development feasibility, infrastructure availability, institutional development suitability, and market readiness.

Maintain an indexed data room containing information gathered or developed during the analysis.

Deliverables:

The Contractor shall provide a Site Feasibility and Development Readiness Report that includes:

Site and infrastructure findings;

Preliminary development capacity and concepts;

Assessment of suitability for institutional-grade hyperscale data center development;

Identification of material development constraints;

Electrical power availability and infrastructure dependencies;

Supporting infrastructure deficiencies and requirements;

Information gaps;

Due-diligence roadmap;

Preliminary development phasing;

Comparative assessment and ranking of sites;

Assessment of institutional development readiness;

Key risks and unresolved matters;

Recommended NASA actions; and Planning-level development schedule.

The report shall identify matters requiring additional determination by NASA, utilities, engineering, environmental, safety, security, legal, appraisal, or other appropriate subject-matter experts.

The Contractor shall identify the material site and infrastructure conditions necessary for potentially viable sites to support credible evaluation by institutional data center developers, hyperscale users, and capital providers.

Contractor Role and NASA-Retained Authority

The Contractor's role is advisory. Contractor analyses and recommendations shall not be represented as:

A formal appraisal or NASA fair-market-value determination;

A legal determination regarding NASA's authority or permissible consideration;

A certified utility-capacity determination or commitment of future utility service;

A NASA environmental, engineering, safety, or security determination; or A commitment by NASA to a particular transaction structure or course of action.

NASA retains responsibility and authority for legal, financial, appraisal, environmental, engineering, safety, security, utility, competition, selection, negotiation, and approval determinations.

The Contractor shall not bind NASA, make commitments on NASA's behalf, provide unequal access to material nonpublic information, or issue official competition or transaction communications without NASA authorization.

Period of Performance

90 days from the effective date of the order.

Performance Standards Similar to previous contract performance standards, the following are required from the contractor:

1. Collaborate with NASA and consider NASA land-use designations, mission requirements, policies, and applicable compliance requirements.

2. Integrate technical, infrastructure, development, institutional market, investment, and transaction considerations.

3. Apply current and relevant institutional data center market knowledge and hyperscale development practices.

4. Clearly identify assumptions, information gaps, limitations, and unresolved issues.

5. Distinguish verified information, NASA-provided information, market data, field observations, and Contractor analysis.

6. Prepare professional, concise, and decision-ready reports and recommendations.

7. Identify technical, infrastructure, institutional development, financial, schedule, and transaction risks in a timely manner.

8. Adhere to applicable task-order schedules and delivery dates.

9. Protect NASA sensitive and nonpublic information.

10. Provide senior-level review of material findings and recommendations.