SPECIAL NOTICE: 91st Cyber Operations Center Progressive-Design-Build OT

SPECIAL NOTICE

Title: 91st Cyber Operations Center Progressive-Design-Build OT

The U.S. Army Corps of Engineers (USACE) is issuing this special notice to announce an upcoming competition for a design and construction solicitation for 91st Cyber Operations Center using Progressive Design-Build under 10 USC §2808a Other Transaction Authority for Construction. This notice is for informational and planning purposes to allow interested parties to prepare for and provide feedback prior to the official solicitation release.

Progressive Design-Build (PDB) Approach: This requirement will be executed using a qualifications-based PDB model. Unlike traditional design-bid-build or fixed-price-design-build, PDB is a collaborative, two-phase delivery method designed to optimize design, cost, and schedule alignment for complex projects.

This process is defined by two distinct phases under a signed contract:

• Phase 1 (Design and Preconstruction Services): After selecting a Company to serve as the progressive design-build team (Design-Builder and Design of Record) based on qualifications and experience, not a final price, the Government, Company, and the end-user work as an integrated team. This phase focuses on collaboratively developing the project design from an early concept to a sufficiently detailed level (typically 60-90% completion). Throughout this phase, the Company provides an open-book cost estimates, constructability reviews, and value engineering to progressively algin the project scope with the budget.
• Phase 2 (Final Design and Construction): Once the design is advanced to an agreed-upon level of completion, the Company submits a commercial proposal, often a Guaranteed Maximum Price (GMP), for the final design and construction work. If the Government and the Company agree on the price and schedule, the contract is modified to authorize Phase 2. If an agreement cannot be reached, the Government has an “off-ramp” option to take the completed design and procure the construction work via other means.

This progressive approach is intended to leverage the builder’s expertise early, reduce risk by identifying challenges before construction begins, and provide greater cost certainty and budget control.

I. INDUSTRY DAY

USACE intends to conduct an Industry Day on 06 October 2026from 0900 - 1100 to provide an overview of the project, acquisition strategy, and anticipated requirements. This event will provide interested parties with an opportunity to gain additional insight into the project and proposed Progressive Design-Build (PDB) approach under an Other Transaction (OT) framework, ask questions, and provide input in advance of the solicitation release.

General questions from industry participants will be permitted during the Industry Day; however, all discussions and responses provided during the event are considered unofficial and are for informational purposes only. Statements made during the Industry Day do not constitute a commitment, authorization, or binding guidance related to the future Program Solicitation. Official Questions and Answers (Q&A) will be accepted and addressed following the release of the Program Solicitation.

Location: TSA Canine Training Center, 2700 Craw Avenue, Building 7337 Lackland Air Force Base, TX 78236

Registration Instruction: Please RSVP by notifying the individuals below and attaching the base pass access form by 25 September 2026. For the base access form, please fill out the boxes in Section IV only. This location is on a military location and base access for every attendee is mandatory. Base access forms must be submitted on time to meet required timeline by the security office.

POC: SFC Jordan Kennedy, jordan.l.kennedy@usace.army.mil; Heather Groff, heather.groff@usace.army.mil.

Link: https://forms.osi.apps.mil/r/LNLJG11jPf

II. PROJECT OVERVIEW

• Project Title: 91st Cyber Operations Center
• Location: Joint Base San Antonio - Lackland AFB, Texas
• Agency: Air Force
• NAICS Code: 236220
• Type of Award: Other Transaction Agreement (OTA), Progressive Design Build (PDB), with a Firm-Fixed-Price (FFP), Part A award for Design Efforts and Part B option for Construction.
• Programmed Amount: $96,000,000

III. PROJECT DESCRIPTION

Construct a Cyberspace Operations Center in support of Air Combat Command’s 91st Cyber Operations Squadron worldwide missions. The construction 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.

IV. ACQUISITION STRATEGY - PRE-AWARD

The USACE will use a streamlined competitive selection process:

1. Step 1 – Request for Qualifications/White Papers: Interested parties will submit a Statement of Qualifications (max 20 pages).

This initial step serves as a rapid down-select to identify a short list of the most credible and experienced Offerors.

• Action: A public solicitation will be posted on SAM.gov, issuing a Request for White Papers. Offerors will be required to respond with a concise, qualifications-based White Paper, not to exceed approximately 20 pages.
• Focus: The White Paper will demonstrate the Offeror's corporate experience with projects of similar integrated acquisition strategy, size and complexity, highlight the qualifications of key personnel, and articulate their understanding of the PDB process and the project's unique technical challenges.
• Timeline: The submission window will be compressed to an aggressive 30-day period to maintain procurement momentum and attract agile, responsive partners.

The government intends to down-select up to three Companies to proceed to the next step.

1. Step 2 – Pitches: Selected Companies will participate in pitch meetings.

This step is the cornerstone of the evaluation, moving beyond a paper-based assessment to a direct evaluation of the team's expertise, problem-solving abilities, and collaborative chemistry.

• Action: After a rapid evaluation of the White Papers submission responses, the Government will invite up to three most qualified Companies to participate in mandatory, one-on-one pitch meetings.
• Purpose: These are not standard, one-way presentations. They are structured, interactive Q&A sessions designed to simulate the real-world working environment of a Progressive Design-Build project. The Government will engage the Company in an active dialogue to evaluate how effectively the Company and key partners communicate with the Government and with one another. Additionally, the session will test the team's agility, responsiveness, and collaborative problem-solving capabilities when presented with shifting project requirements in real time.
• Evaluation Criteria: This critical event allows the Government to assess the team’s true collaborative capabilities, depth of technical expertise, and overall "fit" for the PDB partnership; qualities that cannot be adequately judged from a written proposal alone.

Final Selection: Most Qualified Determination and Award

The selection decision will be made swiftly following the conclusion of the pitch meetings.

• Action: The Government will make a final selection decision based on a holistic, most qualified best-value assessment.

Basis of Award: "Best value" in this context is defined not by the lowest price, but by the most qualified and highest degree of confidence in the Offeror's ability to serve as a successful long-term partner. The OTA will be negotiated and awarded to the Company that demonstrates the most compelling combination of experience (from the White Paper) and demonstrates collaborative and technical excellence (from the pitch meeting).

One company will be selected as the Progressive Design-Build team for award of initial design and preconstruction services, with a modification for design completion and construction award to be issued at a later date.

V. ACQUSITION STRATEGY – AWARD

The agreement will be awarded to the most qualified progressive design-build entity (PDBE) to provide design development, preconstruction services, and construction. Post-award Phase 1 of PDB includes Design and Pre-construction services and Post-award Phase 2 includes the final design and construction. The agreement will be Firm-Fixed-Price (FFP). The FFP for successive design and construction milestones will be agreed to as the design progresses and funds are available. 

VI. KEY SECURITY REQUIREMENTS

All participating companies must be entirely U.S.-owned and operated to preclude any foreign influence during the planning, design, and construction phases. To optimize risk reduction, work should primarily be executed by U.S. citizens; however, U.S. persons-defined under 8 U.S.C. § 1101(a)(20) as lawful permanent residents or under 8 U.S.C. § 1324b(a)(3) as protected individuals – are authorized to participate. All assigned personnel must possess prior experience in the design or construction of Secure Facilities and remain eligible to hold a security clearance. Currently, the contractor must maintain a Level 1 Cybersecurity Maturity Model Certification (CMMC).

VII. IMPORTANT INFORMATION

• Important Dates: Specific dates for the solicitation posting, question deadlines, and submission deadlines are still to be determined and will be included in the official solicitation. Interested parties are encouraged to monitor the official government point of entry for updates.
• Team Requirements: Offerors will be required to propose a Progressive Design-Build team, including qualified Architects, Engineers, and construction personnel with demonstrated experience in complex, secure (ICD-705) facilities.
• Offeror Requirements: Offerors must have a Unique Entity Identifier (UEI) and an active registration in the System for Award Management (SAM.gov) at the time of proposal submission.
• Bonding Requirement: For firms to be considered for down-select, they must first furnish the Government evidence of bonding capacity of at least $96 million supported by corporate sureties whose names appear on the list contained in Treasury Department Circular 570.  https://www.fiscal.treasury.gov/surety-bonds/list-certified-companies.html  
• Progressive Design Build Approach: This requirement will be executed using a PDB model under Other Transaction authority pursuant to 10 U.S.C. § 2808a. This collaborative approach is intended to refine requirements and align the project’s scope, cost, and schedule.

All interested parties should monitor the official solicitation announcement, which will provide complete details and submission instructions. Draft documents may be provided at a future date for feedback and informational purposes only and are subject to change upon issuance of the formal Program Solicitation.