Attachment 3_91st Cyber Ops Center Solicitation.pdf

PROGRAM SOLICITATION

91st Cyber Operations Center Lackland AFB, Texas

W9126G27QA008

PROGRAM SOLICITATION OVERVIEW INFORMATION

Federal Agency Name:

U.S. Army Corps of Engineers (USACE), Fort Worth District (SWF)

Project Title: 91st Cyber Operations Center

Announcement Type:

Initial Announcement

Program Solicitation Number:

W9126G27QA008

Project Need:

The proposed project involves the design and construction of an approximately 42,000 square feet (~ 3,902 square meters) multi story facility. The center must be designed and built to meet required security and technical standards to support the squadron’s mission requirements.

Project Location:

Lackland Air Force Base, Texas

Authority for Award:

Title 10 U.S.C. §2808a

Type of Instrument:

Other Transaction (OT) Agreement for Progressive Design-Build.

Phase 1 will be for Design and Pre-Construction Services. Phase 2 may be added by Modifications to the Agreement for final design and construction upon successful negotiation of a Firm Fixed-Price (FFP) or Guaranteed Maximum Price (GMP), subject to authorization, approvals, and availability of funds.

Delivery Model: Progressive Design-Build (PDB)

NAICS Code: 236220 Commercial and Institutional Construction

PSC Code: Y1JZ Construction of Miscellaneous Buildings

Programmed Amount:

$96 Million (includes contingency, DDC, and S&A)

Anticipated Award:

Single OT Agreement award intended. The Government reserves the right to select, not select, or continue discussions with any Design-Builder (DB) at any phase. This announcement, including all stated attachments and any websites incorporated by reference, constitutes the entire solicitation and forms the basis for all content resulting in the OT Agreement.

Solicitation POCs:

SFC Jordan Kennedy Jordan.l.kennedy@usace.army.mil Nicholas Johnston nicholas.l.johnston@usace.army.mil Lindsay Chvilicek lindsay.M.Chvilicek@usace.army.mil

ANTICIPATED SCHEDULE

Note: This schedule is subject to change at the Government's discretion.

Milestone Date

Project Solicitation Posting Date: 4 November 2026

Questions Due Date: 11 November 2026 via ProjNet

White Paper Due Date: 18 November 2026 at 1400 CT

Down-Select Notification: 4 December 2026

Site Visit (Only if Necessary) 5 January 2027

Pitch Package Due Date: 8 January 2027

Pitch Meetings: 11-13 January 2027

Most Highly Qualified Firm Selected 25 January 2027

Tentative Award Date (Phase 1): 19 April 2027

Attachments

Attachment 1 – Request for White Paper Attachment 2 – Project Requirements Document

1.0 PROGRAM INFORMATION

1.1 The U.S. Army Corps of Engineers (USACE) Fort Worth District (SWF), on behalf of the Department of the Air Force (DAF), is seeking to identify a Design-Build team for a new 91st Cyber Operations Center at Joint Base San Antonio (JBSA), Lackland AFB, Texas.

1.2 The total program funding for this project, including all design, construction, and commissioning activities, may not exceed $96,000,000. This affordability cap is a material requirement. Proposals that do not demonstrate a credible path to execution within this constraint may be considered unacceptable. Note: The Government will not require a competitive Phase 2 construction price for purposes of qualifications-based selection of the Design-Builder.

2.0 PROJECT BACKGROUND

The 91st Cyber Operations Squadron supports the United States Cyber Command’s worldwide mission as a part of the Cyber Mission Force by degrading, disrupting, denying, deceiving, and exploiting adversary information systems. Currently, the 91st Cyber Operation Squadron resides in the same facility as the 67th Cyberspace Wing and 16th Air Force personnel in an inadequate facility.

To address the deficiencies with the current facility, the Department of the Air Force requires a new Cyberspace Operations Center to house and support the mission of the 91st Cyber Operations Squadron. The new facility will enable Offensive Cyberspace Operations in accordance with delegated authority to satisfy Combatant Commander’s requirements. This project will allow the 91st Cyber Operations Squadron to meet timelines to expand its capabilities to support operational and contingency planning and expanding the cadre of ready airmen.

3.0 PROJECT DESCRIPTION

A controlled space operations facility will be constructed which is optimally sized and configured as a Cyberspace Operations Center. The facility will include reinforced concrete foundations, structural steel framing, brick masonry exterior walls, and metal standing seam roofing on metal decking. The project will include fire suppression system, integrated lightning suppression system, as well as all supporting facilities such as site improvements, utilities, communications, access roads, parking areas and (2) generators in support of critical infrastructure to provide a complete and usable facility.

Additionally, the project will include secure spaces that shall comply with Intelligence Community Directive 503/705 criteria and standards. Generators are authorized in accordance with Air Force Manual 32-1062, Electrical Systems, Power Plants, and Generators. Facilities will be designed as permanent construction in accordance with Department of War Unified Facilities Criteria 1-200-01, General Building Requirements.

This project will comply with Department of War antiterrorism/force protection requirements per Unified Facilities Criteria 4-010-01. The project will also comply with Mission Critical Facility Engineering Standard (MCFES) 20-01

The facility will require a state-of-the-art workspace engineered to elevate mission readiness, workforce recruitment, and overall quality of life. The architecture project strength and innovation, complemented by an inviting interior design that maximizes natural light and scenic views to foster a highly professional, well-lit, and positive environment. Embodying a forward-looking 21st-century standard, the infrastructure will be adaptable, technologically advanced, and resilient against evolving mission needs.

By balancing innovative design with fiscal responsibility, the project will achieve premium architectural quality while remaining strictly aligned with budget, security, and long-term operational requirements.

3.1 Space Overview

The 91st Cyber Operations Squadron currently resides in a facility with the 16th Air Force and 67th Cyberspace Wing and the facility is inadequate to fully support mission tasks. The 91st Cyber Operations Squadron currently operates in an undersized and poorly configured facility which was not designed to support the current occupant’s electrical power and Heating, Ventilation, and Air Conditioning loads resulting in fluctuating power access and potential damage to critical equipment due to overheating.

The Government is interested in evaluating innovative construction methods and materials that may improve schedule, cost, quality, resilience, sustainability, and lifecycle performance. Potential approaches may include modular and off-site construction, 3D-printed construction components, advanced materials such as self-healing concrete and high-performance insulation utilizing cutting-edge solutions.

These examples are not intended to limit industry innovation, and any proposed solution must satisfy applicable mission, security, code, durability, maintainability, and performance requirements.

The project is anticipated to include construction of:

• A Cyberspace Operations Center of approximately 42,000 square feet (~3,902 square meters)

Supporting site development, privatized utilities, communications infrastructure, enhanced security requirements, access roads, back-up generators, and associated parking.

The new campus, separate from the 16th Air Force, is intended to consolidate the 91st Cyber Operations Squadron into a single, modern, secure, resilient and mission-focused operating environment supporting continuous cyber, Intel, administrative, technical, and mission-support operations.

Final facility requirements, space allocations, architectural solutions, construction methods, and supporting infrastructure will be validated and refined during the Progressive Design-Build process in collaboration with the selected design-builder and project stakeholders.

3.2 Key Facility Components

3.2.1. Core Mission & Secure Operations

Command-and-Control Spaces & Watch Floors: Raised access flooring throughout the entire facility to accommodate electrical, communications, and rack cooling equipment.

ICD 705-Accredited Mission Areas: Secure spaces and supporting infrastructure designed and built to meet strict Intelligence Community Directive (ICD) 705 physical and technical security standards.

3.2.2. Collaborative & Administrative Spaces

Open-Concept Administrative Offices: Modern work areas featuring open-concept administrative offices, collaboration zones, specialized laboratories, workrooms, storage, and maintenance support spaces.

3.2.3. Workforce Support & Wellness Environments

Personnel Decompression & Wellness Spaces: Dedicated respite and wellness spaces designed to allow personnel to decompress, recharge, and manage stress during long shifts and high-tempo operations.

Integrated Interior Systems: Comprehensive interior design integrated throughout the facility to ensure a cohesive, professional workspace.

3.2.4. Security & Resiliency

Secure Facility Accreditation: Strict adherence to ICD 705, TEMPEST standards, 16th Air Force Mission Critical Facility Engineering Standard (MCFES) 20-01, and all applicable secure-facility accreditation requirements, including, UFC-4-01-05 and UFC-4-010-01.

Construction Security Plan (CSP): Strict adherence to the CSP provided by the

Air Force Site Security Manager.

Secure Communications: Implementation of strict RED/BLACK separation and secure communications infrastructure.

Physical & Perimeter Security: Comprehensive antiterrorism and force-protection (AT/FP) measures, integrated access control, intrusion detection, perimeter protection, and internal security zoning.

Mission Resiliency & Redundancy: Highly resilient and redundant power, cooling, water, and telecommunications systems designed to ensure continuous operations under adverse conditions.

Scalable infrastructure: Deliberately designed to support high-density computing loads and easily accommodate future mission growth.

Construction Security & Validation: Rigorous construction security planning, personnel vetting, CUI protection, and applicable DoD security protocols. This culminates in Integrated Whole Building Commissioning, security-system testing, mission-system validation, facility accreditation, operational activation, and post-occupancy performance verification.

There is no requirement for a Reliability, Availability, Maintainability (RAM) study on the final design IAW with UFC 4-141-0 development of a Mission Engineering Systems Execution Plan (MESEP).

3.2.5. Infrastructure:

• The facility infrastructure must be designed to comply with 16th Air Force

MCFES 20-01.

• Progressive Collapse Design: Mitigate disproportionate collapse potential by ensuring proper progressive collapse design and structural redundancy per UFC 3-301- 1 Ch. 7 and ASCE 76-23.

• Building Structure: The building must be designed as a Risk Category IV structure for wind, snow and seismic loads.

• HVAC System Requirements: HVAC system must comply with UFC 1-200-01, installation, criteria, and the most current version of the MCFES Resiliency Level 2 (RL-

2) requirements. RL-2 redundancy for HVAC capacity components must be provided to serve mission essential loads.

• Fire Protection: Sprinkler system must be designed for the facility to meet UFC and NFPA 13 requirements. Fire Alarm and Mass Notification System must meet UFC and NFPA 72 requirements.

• Power Infrastructure Requirement: 2N UPS and N+1 Generators. Electrical distribution systems will require automatic transfer switching to generators. The cooling system shall be capable of automatic transfer to air cooled chillers upon loss of power.

• HVAC Air Conditioning Tonnage: Minimum of 200 tons of air conditioning expected.

3.2.6. Site Development and Phasing

Utility Infrastructure Coordination: Management of temporary and permanent utility requirements, including communications rerouting and critical coordination with Privatized Utility Providers.

Site Logistics & Access Control: Strict management of construction access, secure perimeter controls, parking, material laydown, and staging constraints.

There is an existing closed gate along W. Military Drive adjacent to the project which can be used for the security bubble.

Storm Drainage: Storm water detention is required for compliance with

EISA 438. The JBSA Master Plan will have to be followed for the storm water detention facility.

4.0 ACRONYMS AND DEFINITIONS

5.0 A/E (Architect-Engineer): The licensed professional, firm, or team responsible for the planning, design, and technical drawings/specifications for the facility.

CUI (Controlled Unclassified Information): Information that requires safeguarding or dissemination controls pursuant to and consistent with applicable law, regulations, and government-wide policies, but is not classified under Executive Order 13526 or the Atomic Energy Act, as amended.

FFP (Firm-Fixed-Price): A pricing structure where the price is not subject to any adjustment based on the contractor's cost experience in performing the contract. This places maximum risk on the contractor and provides full responsibility for all costs and resulting profit or loss.

GMP (Guaranteed Maximum Price): A pricing structure common in Progressive Design Build (PDB) and other collaborative delivery methods. The constructor is compensated for actual costs incurred plus a fixed fee subject to a ceiling price. The constructor is responsible for cost overruns unless the GMP is increased by a formal change order.

ICD/ICS (Intelligence Community Directive/Intelligence Community Standard): A system of policy documents that govern the U.S. Intelligence Community.

ICD/ICS 705 specifically provides the standards for the secure design, construction, and operation of secure facilities.

91st Cyber Operations Center: The specific project site, a secure facility located at Lackland AFB, Texas.

Off-Ramp: A contractual provision that allows the Government to terminate its relationship with the Design-Builder if an acceptable, affordable fair and reasonable price for Phase 2 cannot be negotiated, while retaining the rights to the design produced in Phase 1.

OT/OTA (Other Transaction/Other Transaction Agreement): In accordance with Title 10 U.S.C. §2808a, a legally binding instrument other than a standard contract, grant, or cooperative agreement. OTs are not subject to the Federal Acquisition Regulation (FAR) nor to the Revolutionary FAR Overhaul (RFO) and provide significant flexibility in tailoring the procurement process and terms to the needs of a project.

PDB (Progressive Design-Build): A two-phase project delivery method where the owner selects a Design-Build team based on qualifications. The team then works collaboratively with the owner during "Phase 1" to develop the design and establish a price for "Phase 2" (final design and construction).

Project Requirements Document (PRD): Provides an overview of the project, engineering and site specifications for the project, and codes and standards applicable to the building.

SAM (System for Award Management): The official U.S. government website where all entities must be registered to do business with the federal government.

TDD (Task Description Document): A document provided by the Government that outlines the specific tasks, requirements, and deliverables for a given phase of the project.

UEI (Unique Entity Identifier): The 12-character alphanumeric identifier assigned to all entities (public and private companies, individuals, institutions, or organizations) who register to do business with the federal government in SAM.

USACE (U.S. Army Corps of Engineers): The federal agency, acting as the engineering and construction agent for the Department of War (DOW), responsible for managing this solicitation and the resulting OT.

6.0 THE PDB & OT PROCESS

The PDB model is a collaborative project delivery approach in which the Government, designer, and design-builder work together from the early stages of design to refine scope, reduce risk, and improve cost and schedule certainty. This project will have accelerated design with fast-track design and construction packages.

The Government will utilize a qualifications-based selection process to identify the most qualified Design-Build entity. Following completion of the competitive selection process, and negotiation of Phase 1 terms, the Government will award an OT Agreement for Phase 1 Services. Multiple Modifications to Agreement for design and construction packages is anticipated.

Under this OT, the process will be executed in two phases:

Phase 1: Design and Pre-Construction Services: The selected Design-Build team shall collaborate with the Government to advance the design, perform site investigations, validate and refine project requirements, and develop progressively more detailed cost and schedule information. This phase may begin at award with the design through an agreed upon design milestone. The purpose of Phase 1 is to de-risk the project, resolve key technical and scope issues, validate schedule and budget, and align the parties on a common path forward before establishing the final construction price.

Phase 2: Full Design and Construction: Multiple Modifications to the Agreement are expected during Phase 2 to expedite construction as design packages are negotiated. The government is anticipating early construction site work start and long-term lead item procurement as outlined below. The final Phase 2 Modification to Agreement will include the final GMP. The GMP must fit within the appropriated price of the project. The OTA Agreement will also include off-ramp provisions allowing the Government, if unable to reach agreement on an acceptable, affordable fair and reasonable price for Phase 2, to use the completed design and associate project information to pursue another acquisition approach, including a competitive solicitation for final design and construction.

7.0 SELECTION PROCESS

The Government will conduct a two-step competitive selection process to identify the most qualified Design-Build team for this PDB project.

Step 1: White Paper Submission & Evaluation (Attachment 1) o The Design-Builder will submit their White Paper in accordance with

Attachment 1.

o The White Paper must address all requirements outlined in Attachment 1.

Incomplete submissions may be deemed non-conforming and disqualified from further consideration.

o The Government will evaluate White papers to identify the three most qualified Design-Builders to proceed to Step 2.

Step 2: Pitch Meetings (By Invitation Only) & Selection o Invited Design-Builders shall participate in the Pitch Presentation. The Pitch Presentation will serve as the final competitive evaluation step. The Government will evaluate each Design-Builders demonstrated technical and relative project understanding, proven experience in delivering design and construction for the subject project type and scale, experience in delivering secure projects in coordination with the Government’s Site Security Manager (SSM) and Accrediting Official (AO), conformance to Construction Security Plans (CSPs) informing both the design and delivery process, demonstrated technical approach in a collaborative fast-track engagement to validate requirements and develop Course of Action (COA) concept alternatives, collaborative capability with all project stakeholders, problem-solving ability, risk awareness and management approach, conformance to security in communications, document management and project delivery, budget discipline and cost awareness, schedule awareness and optimization strategies, Design-Build management approach, and overall suitability as a collaborative Progressive Design-Build partner capable of successfully delivering the project. The down selected firms will receive the Statement of Objectives and draft articles and DIV 01s.

o The Government intends to select the most qualified Design-Builder based on the Step 1 White Paper and Step 2 Pitch Presentations evaluation. Selection does not constitute award of an OT Agreement. The most qualified Design-Builder will be provided the Design Basis Threat document.

Award o Phase 1: Following selection of the most qualified Design-Builder, the

Government will issue a Request for Price Proposal, including price proposal submission requirements, exclusively to the selected Design-Builder to request a price proposal for Phase 1 Design and Pre-Construction Services. This proposal is not a separate competitive step, but rather a tool to negotiate fair and reasonable terms including design and preconstruction scope, labor rates, staffing, and fee for the Phase 1 OT Agreement.

o This initial proposal will not establish the final Phase 2 construction price, Firm-Fixed Price (FFP), or Guaranteed Maximum Price (GMP), which will be developed and negotiated using open-book estimating during Phase 1.

o If negotiations are successful, the Government may award the Phase 1 OT Agreement, which authorizes and funds only planning, design, and preconstruction services. Physical construction is strictly prohibited in Phase 1.

o If the parties cannot reach an agreement on Phase 1 price and terms, the Government reserves the right to terminate negotiations and engage the next highly qualified Design-Builder.

o The Government’s rights in Phase 1 deliverables are governed by the executed OT Agreement.

o Once Phase 1 is underway, Phase 2 (Final Design and Construction) may be awarded as a bilateral modification to the OT Agreement, contingent upon the successful negotiation of a fair and reasonable FFP or GMP, satisfaction of statutory and fiscal requirements, required approvals, and a determination that proceeding is in the Government’s best interest. The Government is under no obligation to proceed to Phase 2.

8.0 EVALUATION CRITERIA

Design-Build Teams will be evaluated using the qualifications-based evaluation approach and factors set forth in Attachment 1, Request for White Paper Submission Requirements.

9.0 COMMUNICATIONS AND SUBMISSION INSTRUCTIONS

Bidder Inquiry System: All questions regarding this Program Solicitation must be submitted through the ProjNet Suite Bidder Inquiry System at https://www.projnet.org/projnet.

o Solicitation Number: W9126G27QA008 o Bidder Inquiry Key: 4WYAJE-W25472 o Inquiry Deadline: ProjNet will be closed to new inquiries on 11

November.

o The Government will post answers to questions received. Companies are encouraged to monitor ProjNet for updates.

White Paper Submission:

o Due Date: White papers are due no later than the time and date specified in Attachment 1.

o Submit via email to Solicitation POCs o Email Subject Line: All correspondence must contain the subject line:

“White Paper for 91st Cyber Operations Center”.

o File Formats: Only .pptx, .pdf, .doc, .docx, .xlsx, or .xls attachments are permitted. Files ending in .zip or .exe will not be accepted.

o CUI Submissions: To submit CUI, please request a link from the POCs prior to the submission deadline.

NOTE: Submissions that are generic, boilerplate, or fail to demonstrate project-specific understanding may be assessed with lower confidence. Greater consideration will be given to Companies that demonstrate proven success in DB Processes, collaborative PDB delivery, and experience with complex, secure, or mission-critical facilities.

No classified design package for ICD705 compliant space build out is required or will be accepted.

10.0 SPECIAL CONSIDERATIONS

All Companies must be registered in SAM at www.sam.gov and have a valid UEI to be eligible for award. The company shall maintain registration in SAM during agreement performance and through final payment of the OT.

Companies must ensure that team members who currently possess security clearances applicable for a project of this nature are maintained. As of the time of publication of this solicitation, all proposal submissions are anticipated to be unclassified.

Cybersecurity Requirements

1. General Requirement and Authority

a. Authority & Applicability: The Department of War (DoW) has established the

Cybersecurity Maturity Model Certification (CMMC) program, as codified in 32 CFR Part 170, to ensure that entities handling government information implement appropriate cybersecurity standards. As a matter of DoW policy, the principles of the CMMC program are applicable to the OT resulting from this solicitation. Performance under this Agreement will require the handling of Federal Contract Information (FCI).

b. Required Level: The Government has determined that this project requires the implementation of cybersecurity practices equivalent to CMMC Level 1 Self- Certification. Companies must demonstrate their ability to meet the 15 basic safeguarding requirements of NIST SP 800-171 Rev 2 as a condition of award.

2. CMMC Level 1 Requirements

a. Scope: The CMMC Level 1 Self-Assessment requirements apply to all information systems owned or operated by the Company (and its subcontractors) that will process, store, or transmit FCI in the performance of the OT.

b. Security Controls: At a minimum, Companies must fully implement the 15 basic cybersecurity controls that constitute CMMC Level 1. These controls focus on the foundational safeguarding of FCI.

c. Self-Assessment and Attestation:

i. Requirement: As part of their proposal, Companies must conduct a self-assessment of their information systems against CMMC Level 1 security controls in accordance with the CMMC Assessment Guide.

ii. SPRS Score Entry: The resulting self-assessment score must be uploaded to the DoD's Supplier Performance Risk System (SPRS). This score must be current (assessed within the last three years).

iii. Signed Attestation: Companies shall include a signed executive attestation with their proposal submission, affirming that they have successfully implemented all Level 1 controls.

d. Condition of Other Transaction Award: A completed, positive self-assessment, an active SPRS entry, and a signed executive attestation are required to be considered eligible for an OT award. The Government reserves the right to request evidence of control implementation at its discretion during the evaluation phase.

d. Flow-Down to Subcontractors: The successful Company is responsible for ensuring that any subcontractor, teaming partner, or vendor handling FCI in support of this project also meets CMMC Level 1 requirements prior to being granted access to project information.

Government-Provided Resources for Companies

The U.S. Government provides several no-cost resources to assist businesses in navigating the federal marketplace and strengthening their cybersecurity posture.

Companies are encouraged to explore these programs.

APEX Accelerators: Government Contracting Assistance

APEX Accelerators (formerly the Procurement Technical Assistance Program - PTAP) offer free, expert guidance to businesses seeking to enter or expand their work within the government sector. Their mission is to help build a strong and resilient U.S. supply chain by providing confidential, one-on-one coaching and training.

Key services include helping businesses to:

Get Ready: Determine readiness for government contracting and navigate essential registrations (e.g., SAM.gov).

Find Opportunities: Identify which agencies and offices need their products or services and receive regular notifications of relevant opportunities.

Win Contracts: Understand government solicitations, navigate the proposal process, and network with government buyers and prime companies.

Perform Successfully: Resolve performance issues and prepare for post-award requirements.

Find your local APEX Accelerator and learn more at: www.apexaccelerators.us

Project Spectrum: Cybersecurity Compliance Support Project Spectrum is a DoD-funded initiative dedicated to helping businesses in the Defense Industrial Base (DIB) improve their cybersecurity readiness and compliance.

This service is provided at no cost and is vendor neutral.

Project Spectrum offers a web portal with tools, training, and resources specifically designed to help small and medium-sized businesses understand and meet DoD cybersecurity requirements, including the CMMC.

Resources include:

An online platform with individualized dashboards to track compliance progress.

Training events and workshops on cybersecurity threats and best practices.

Access to a marketplace of compliance tools and services.

Direct assistance to help accelerate cybersecurity compliance.

Access cybersecurity resources and tools at: www.projectspectrum.io

Congressional Authorization Limitation

Construction under any resulting OT is contingent upon statutory authorization and appropriation of funds. No construction activities shall be initiated unless and until the project is authorized in the National Defense Authorization Act (NDAA) and funded through applicable appropriations.

The Government anticipates initial performance will be limited to design and pre-construction activities (Phase 1), which may proceed using MILCON Design funds following Congressional notification required under 10 U.S.C. § 2807.

Any transition to construction (Phase 2) is contingent upon satisfaction of these requirements. The Government is not obligated to proceed with construction, and performance of Phase 1 shall not be construed as a commitment to do so.

Commitment to Small Business Participation Small business participation is highly encouraged to the maximum extent practicable.

Site Visit Details will be provided to the down selected firms. Tentatively scheduled for 5 January 2026, if necessary.

10.0 WHITE PAPER CONTENT

Issuance of this solicitation is to request White Papers. The Design Builder’s White Paper is the only submission required at this time. White Papers that do not include all required and applicable elements identified in Attachment 1 may be considered non-conforming and removed from consideration.

11.0 FURTHER INSTRUCTION FOR ATTACHMENTS

Attachment 1: Request for White Paper

Attachment 2: Project Requirement Document