Attachment 2_91st Cyber Operations Center - Project Requirements Document.pdf

PROJECT REQUIREMENTS DOCUMENT November 3, 2026

FROM: USACE Fort Worth District

819 Taylor St.

Fort Worth, Texas 76102

SUBJECT: Progressive Design Build (PDB), FY27, MPLS163002

91st Cyber Operations Center, Joint Base San Antonio-Lackland, Texas

The 91st Cyber Operations Center project is a Fiscal Year 2027 Progressive Design-Build (PDB) effort at Joint Base San Antonio-Lackland, Texas. The project will deliver a modern, resilient, and adaptable operations facility designed to support continuous, 24-hour organizational activities. The planned facility is approximately 3,902 square meters (about 42,000 square feet), with a programmed amount of $96 million which includes programmatic costs outside of the $82.56 million construction cost limit, which aligns with our financial baseline.

The project is intended to provide a high-quality workplace that improves mission readiness, workforce recruitment, retention, and quality of life. The facility design is expected to balance a professional and forward-looking architectural character with practicality, maintainability, adaptability, and fiscal responsibility. Design objectives include a clear command-focused arrival experience, an interior environment that uses daylight and views where feasible, and infrastructure capable of accommodating future operational and technology changes.

The selected Design-Builder will be responsible for furnishing the labor, supervision, management, investigations, studies, materials, equipment, and services necessary for complete design and construction. The work includes maintaining quality control throughout the project to ensure accuracy, timeliness, completeness, and conformance with applicable project requirements. The selected Design- Builder will perform Phase 1 design and preconstruction services. Final design and construction will be subjected to successful negotiations, required approvals, availability of funds, and execution of the applicable Agreement Amendment.

Facility Planning and Functional Organization

The facility will consolidate a range of leadership, administrative, operational, training, collaboration, and support functions. The programmed layout includes command suites, command conference rooms, private offices, open office areas, operations work areas, collaboration rooms, training rooms, break areas, and shared support spaces. Workspace planning is intended to support both individual focused work and team-based coordination.

The command and administrative portions of the building will include offices for leadership and staff, command-support work areas, waiting areas, print areas, and conference rooms. Larger conference rooms are planned to accommodate command-level meetings, briefings, and formal presentations. Smaller conference and breakout spaces will provide flexibility for routine collaboration, planning sessions, and staff coordination.

Open office areas will accommodate a substantial number of staff workstations, supplemented by private offices for supervisory, specialized, or focused work functions. The requirements also identify operations floors with workstation capacity, adjacent breakout rooms, and dedicated training space. This arrangement is intended to support scalable staffing, coordination among functional teams, and regular training requirements.

Common areas will include an entry vestibule, visitor holding and work area, restrooms, a wellness room, loading facilities, and break rooms. The facility will also include customary ancillary spaces, such as janitorial closets, storage, mechanical and electrical rooms, and telecommunications support spaces. All areas are required to meet Architectural Barriers Act accessibility requirements.

The architecture and interior design must comply with Joint Base San Antonio installation facility standards. The design should create a durable, professional workplace while accounting for long-term operations and maintenance. Raised access flooring is planned through much of the facility to improve flexibility for building systems distribution and future workspace reconfiguration.

Site Development and Civil Requirements

Site development includes utility coordination, drainage improvements, paving, parking-area work, site access improvements, and limited demolition. Stormwater management must comply with Energy Independence and Security Act requirements. The design may incorporate stormwater detention beneath new parking areas to manage runoff while minimizing impacts on future installation development.

The project requires extensive coordination with utility providers. Sanitary sewer service will be coordinated with American Water; electrical and natural gas service with CPS Energy; and water service with the San Antonio Water System. The selected Design-Builder is responsible for coordinating design and construction activities with each provider through the applicable points of demarcation. Utility demand, metering, isolation, access, and maintainability must be considered as part of the overall facility design.

Water-service planning will include an engineering evaluation of available capacity. If the existing service is insufficient, the project may require a new connection to the water main, along with associated permitting and construction coordination. Water-system work includes domestic water, fire service, and required hydrants. The selected Design-Builder is responsible for applicable utility, permit, meter, and impact fees associated with this work.

Site access from West Military Drive is a significant project consideration. Existing site features, including a nearby storm inlet and gate location, may affect the final access configuration and may require relocation or modification of site elements.

Demolition is limited primarily to existing asphalt, concrete pavement, and curbing affected by new drives and parking-lot extensions. Earthwork activities must comply with applicable Texas permitting requirements and the Joint Base San Antonio soil-management plan. Excess excavated soil may not be redistributed elsewhere on the installation.

Structural, Mechanical, Plumbing, and Electrical Systems

The structural design must comply with applicable Unified Facilities Criteria, including UFC 3-301-01.

The building is required to meet Risk Category IV loading criteria for wind, snow, and seismic conditions. The selected Design-Builder must prepare a geotechnical report during the early agreement phase to document subsurface conditions and provide recommendations for foundations, settlement considerations, pavement design, grounding, buried utilities, and related site conditions.

Mechanical, plumbing, and electrical systems must be designed for reliable continuous operations and maintainability. Heating, ventilation, and air-conditioning systems will comply with applicable UFC requirements, installation criteria, and mission-critical engineering standards. Mechanical equipment must be arranged to allow maintenance and repair while preserving necessary building operations. Building controls must support centralized monitoring of major equipment and environmental conditions, including temperature, humidity, pressure, flow, equipment status, and alarms.

The plumbing scope includes complete domestic-water, sanitary-waste, vent, storm-drainage, natural-gas, and domestic-hot-water systems. The design must minimize the risk of water-related impacts to critical building functions through appropriate piping layout, drainage, leak detection, and maintainability provisions.

Electrical infrastructure will be coordinated with CPS Energy and designed in accordance with UFC and mission-critical facility engineering requirements. The project includes reliable primary power distribution, backup generation, uninterruptible power capability, power distribution equipment, and flexible branch-circuit arrangements to enable future reconfiguration of work areas. Interior and exterior lighting will use LED systems and controls consistent with UFC requirements. The facility will also incorporate lightning protection in accordance with NFPA 780.

Fire protection systems must comply with applicable UFC and National Fire Protection Association requirements. The design includes a sprinkler system, fire alarm and mass-notification capability, and a fire-flow test to determine whether a fire pump is required.

Communications, Technology Support, and Building Integration

The project includes outside-plant and facility telecommunications infrastructure, including duct banks, new cabling, communications pathways, and audio-visual support for conference rooms and operations areas. Building systems must be designed to support flexible technology distribution and future adaptation as operational needs evolve.

A dedicated systems integrator will coordinate interfaces among mechanical, electrical, plumbing, controls, communications, and other facility-related systems. This coordination is intended to reduce integration risk, improve functionality, and ensure building systems operate cohesively after construction and commissioning.

The selected Design-Builder must evaluate configurable building systems for cybersecurity vulnerabilities and incorporate applicable specifications and protections into the design. This review applies to building automation, fire and life-safety systems, lighting controls, and other configurable facility systems.

Sustainability, Environmental Compliance, and Commissioning

Sustainability requirements may include compliance with federal guiding principles and potential third-party certification through the Green Building Initiative. The project encourages the use of innovative construction approaches and materials when they offer cost, schedule, durability, or performance advantages. Potential methods include modular or off-site construction, advanced materials, and other approaches that improve project delivery without compromising quality.

Environmental compliance will include management of cultural resources, air-quality permitting, solid waste, recycling, and soils. If unanticipated cultural resources are discovered during construction, work in the affected area must stop and the appropriate Government representatives must be notified for direction.

The selected Design-Builder must not independently contact external cultural-resource authorities.

An air-quality permit review must be completed before construction begins, including evaluation of equipment that could require a New Source Review permit. Because the permitting process may take up to 289 days, this is a significant schedule consideration. The selected Design-Builder must also prepare a solid-waste management plan, document waste generated, and comply with installation recycling requirements.

The project requires independent third-party commissioning. Commissioning will cover mechanical systems and controls, lighting and lighting controls, building communications, domestic hot-water systems, pressure-boosting systems, building controls, utility monitoring, metering, and the building envelope. The commissioning authority and specialists must hold recognized professional credentials.

Delivery Approach and Cost Considerations

The project will use a collaborative PDB delivery approach emphasizing open-book estimating, transparent cost development, and shared decision-making among the Government, designer, and selected Design-Builder. The selected Design-Builder must provide a Building Information Modeling implementation plan and advanced modeling appropriate to project needs.

Key factors likely to affect project cost and schedule include utility coordination, water-capacity verification, right-turn-lane permitting and construction, environmental permits, stormwater management, geotechnical conditions, commissioning requirements, and integration of resilient building systems. Early coordination with utility providers, permitting agencies, installation stakeholders, and the project delivery team will be essential to maintaining cost and schedule discipline.

Submission and Evaluation

Offerors will submit white papers to the designated solicitation points of contact by the stated deadline.

Questions concerning the solicitation are to be submitted through the ProjNet Suite Bidder Inquiry System. The requirements document identifies an anticipated solicitation release date of 4 November 2026 and a white-paper submission deadline of 1400 Central Time on 17 November 2026; these dates should be verified against the final solicitation and any subsequent amendments.