Request for Information (RFI) for the Air Force (AF) Strategic Real Estate Opportunities at Joint Base San Antonio (JBSA)

UPDATE: 27 JAN 2025 Revised RFI Questions and Answers attachment (see V2) UPDATE: 27 JAN 2025 RFI Questions and Answers attachment UPDATE: 18 DEC 2024 Response due date change to 31 JAN 2025 @ 5:00PM CST UPDATE: 27 NOV 2024 Redacted/edited version of the slide deck from the 30 October Industry Day File name "JBSA Industry Day Slide Deck 20241030" UPDATE: 19 NOV 2024 Following the Industry Day, SAF/IEIP is considering revising the RFI. The revision would provide additional specificity and explain the DAF requirements in more detail. We have developed a series of questions (attached) but would appreciate any additional input from industry regarding technical approach, corporate finance capability, and past performance. Please send any additional quesitons. The recording with the attendee list is also attached. 1.0 Description 1.1 The Air Force Installation Contracting Center (AFICC) 772nd Enterprise Sourcing Squadron (772 ESS), in support of the Air Force Installation and Mission Support Center (AFIMSC) under the Department of the Air Force (DAF), is conducting a market survey to determine commercial and industry capabilities and practices as well as solicit comments about the RFI and attached documents. This Request for Information (RFI) is regarding the Strategic Real Estate Opportunities (SREO) initiative in support of six (6) major innovation (opportunity) plans at JBSA. The purpose of this RFI is to gain knowledge about interest, capabilities, and qualifications of various members of industry. 1.2 THIS IS A REQUEST FOR INFORMATION ONLY. This RFI is a market research tool issued to determine the availability and adequacy of potential business sources for the DAF's information and planning. It is not a Request for Proposal (RFP) nor is it a notice of the Government's intent to issue an RFP in the future. This RFI does not commit the Government to contract for any services whatsoever. Furthermore, the Government is not at this time seeking proposals and will not accept unsolicited proposals. Responders are advised that the Government will not pay for any information provided or administrative costs incurred in response to this RFI. All costs associated with responding to this RFI will be solely at the interested party's expense. Not responding to this RFI does not preclude interested parties from submitting proposals for a future RFP if one is issued. If any solicitations are issued, it will be synopsized on the System for Award Management (SAM) website, www.sam.gov. It is the responsibility of potential offerors to monitor this website for additional information pertaining to this requirement. 2.0 Background There is a recognition among senior leaders that the DAF cannot afford to adequately maintain its current infrastructure portfolio, which can cost upwards of 10% of the total DAF budget. To address this challenge, CSAF directed SAF/IE in Jan 2023 to develop an enterprise-level approach to identify and execute 2-3 large strategic real estate actions fat DAF installation. Each SREO Pilot Project is intended to significantly reduce costs associated with operating and maintaining DAF installations. 3.0 Subject SAF/IEIP is working with the 772nd to identify potential SREO opportunities at Joint Base San Antonio. The RFI was developed in collaboration with the 772nd and other DAF stakeholders. This RFI is soliciting interest for potential development, re-development, or lease of underutilized real estate and facilities located on JBSA. The goal of this RFI is to achieve compatible development which meets the mutual needs of the DAF and nearby communities. The DAF desires to engage industry to obtain information and levels of interest to help the Government prepare a course of action for JBSA. This RFI will also help to identify U.S. domestic entities interested in utilizing existing Title 10 authorities to develop facilities in support of the DAF mission at JBSA. Prior to entering into any agreement(s) for use of real estate or facilities, DAF will evaluate ownership and control options (fee simple, transfer, lease, etc.) for the real estate and/or facilities. DISCLAIMER: This posting is issued solely for conducting market research and planning purposes to determine qualified and interested potential sources and does not constitute a solicitation. Neither unsolicited quotes nor any other kind of offers will be considered in response to this posting. Responses to this posting are not offers and will not be accepted by the Government to form a binding contract. Respondents are solely responsible for all expenses associated with responding to this posting. The 772 ESS/PKS or SAF/IEIP will not entertain any questions concerning the composition, requirements, or the nature of services to be performed under any upcoming solicitation for related services. The DAF reserves the right to cancel this RFI at any time. 4.0 Scope SAF/IEIP is working with the 772nd to identify potential SREO opportunities at JBSA. The RFI was developed by SAF/IEIP in collaboration with the 772nd and other DAF stakeholders. This RFI is soliciting interest for potential development, re-development, or lease of underutilized real estate and facilities located on JBSA. The goal of this RFI is to achieve compatible development which meets the mutual needs of the DAF and nearby communities. JBSA has identified areas of opportunities considered for redevelopment and/or recapitalization. Further details are provided below outlining each Opportunity which may be considered individually or in any combination considered feasible by industry. Any redevelopment of JBSA property must comply with the land use restrictions and requirements contained in the JBSA IDP and the Air Installations Compatible Use Zones (AICUZ), which are intended to promote public health and safety through the local adoption of compatible land use controls and to protect the operational capability of JBSA. Proposals must also comply with relevant policy, laws and regulations, to include 32 CFR 989, Environmental Impact Analysis Process. Under existing authorities (e.g. venture capital investment, real estate development, power purchase agreements, energy assurance leases, or a conglomeration), the DAF is considering making available for use six (6) opportunities that include parcels of land, facilities / assets considered non-excess real property at JBSA, San Antonio, Texas, under the authority of Title 10, United States Code. This authority allows for military departments to out lease land or facilities, or grant easements to a private or public entity, on a long-term basis where payment in-kind or cash considerations are received in exchange for use of the property. The six (6) opportunities are further defined in the Opportunities attachment of this RFI. 5.0 Performance Requirements There are six (6) major potential areas on Opportunities to be considered at follows: Opportunity 1: Cyber Security Center Opportunity 2: Kelly Airfield Opportunity 3: Parade Field Redevelopment Opportunity 4: South Beach Renovation Opportunity 5: Energy Resiliency, Medical Education and Training Campus (METC) Housing Redevelopment Opportunity 6: General Call for Additional Opportunities The attachment entitled, - Opportunities is hereby attached and explains the six potential opportunities in more detail, which includes diagrams/maps and related attachments. 6.0 Submissions Any interested responsible party believes it is equally or otherwise uniquely capable of meeting the Opportunity requirements described in this Request for Information (RFI), shall hereby submit a capability statement to include the following criteria address below. The response should describe the company's capability to the following: Technical Approach Describe your organization's qualifications to provide a concept in response to this RFI. Provide a statement articulating the overall concept and approach for development, operations, as well as how it aligns with market opportunities Provide the proposed technical approach, including a general end-to-end integrated concept of operations Total occupancy headcount, anticipated timeline for real estate/facility utilization, any other JBSA assets necessary for successful project execution, facilities, or land use needed to support the concept of operations, in addition to, frequency and duration of the anticipate use. Include any potential construction and timeframe for proposed development. Describe the expected activities to occur at the real estate and facilities, anticipated security requirements, and any planned periods of inactivity on the projected schedule for use of the real estate and facility/facilities. Modifications Describe any modifications to the real estate and associated facility/facilities that may be required and an anticipated timeframe for making such modifications. Proposed modifications to the real estate and associated facility/facilities will require DAF review and compliance with existing federal laws. Approval by DAF and JBSA will ensure compatibility with existing programs and compliance with applicable building codes. Limitations, Restrictions, and Impact Describe any limitations, restrictions, and impacts on other occupants of JBSA, including such effects on other occupants, and any risk mitigation measures to facilitate concurrent utilization of real estate and associated facilities at JBSA. Examples include construction timelines, staging of materials, noise impacts, etc. Corporate Financial Capability Provide financial plan which reflects the amount of funding for project requirements, objectives, and priorities to successfully achieve and sustain the described operations and level of financial commitment to implement the proposed technical approach. Include the potential sources of funding (venture capital, bonds, commercial lending, etc.). Prior Experience Describe experience with developing real estate and facilities in the state of Texas and/or the City of San Antonio. Include descriptions of past experience working in collaboration with the federal government. Include a list with at least two (2) and no more than five (5) projects that you have successfully completed within the past ten (10) years, or will complete by 31 December 2024, which are of comparable magnitude and complexity to the proposed use of any of the identified Opportunities outlined in this RFI. Identify the types and total number of commercial and Government customers. Questions Please provide any additional questions, comments, concerns, etc., concerning this RFI if applicable. Answers to such questions will be provided accordingly. Any questions concerning what will be the type of composition, requirements, solicitation or contract as it relates to this RFI will not be address. Format Responses should not exceed twenty (20) pages. Please include attachments (maps, figures, financial details, etc.) and appendices with necessary supporting details. These attachments and appendices will not be included in the page limit. Due to email size limits, please limit emailed responses and attachments to 20 MBs. Font should be Times New Roman, size 12. Respondents are encouraged to limit the amount of Proprietary Data (defined below) included in their response, and only include such information that is necessary to respond to this inquiry. Any Proprietary Data must be clearly marked. For purposes of this RFI, - Proprietary data means data embodying trade secrets developed at private expense or commercial or financial information that is privileged or confidential, and that includes a restrictive notice, unless the data is: known or available from other sources without restriction; known, possessed, or developed independently, and without reference to the proprietary data; made available by the owners to others without restriction; or required by law or court order to be disclosed. With respect to such Proprietary Data, DAF shall: a. Use, disclose, or reproduce such Proprietary Data only as necessary to evaluate the response. b. Safeguard such Proprietary Data from unauthorized use and disclosure. c. Allow access to such Proprietary Data only to companies, including employees and contractors, requiring access for purposes of evaluating the RFI responses. d. Preclude disclosure outside DAF. e. Notify its employees with access about their obligations under this RFI and ensure their compliance. f. Dispose of such Proprietary Data after evaluation of the RFI has concluded. 7.0 Industry Day An Industry Day will be held at San Antonio Water System (SAWS) Headquarters, located at 2800 US Hwy 281 N San Antonio, TX 78212 from 1:00 PM to 4:00 PM on Wednesday, October 30, 2024. Directions to the site can be found in the PDF document (as reference in SAWS HQ Attachment.) DAF does not intend to reply to individual responses, but reserves the right to conduct additional market research, which may include later communications with respondents or at an Industry Day held at JBSA. DAF will not provide information concerning or developed in the course of its deliberative process. There is no registration requirements to attend. At this time we are not accepting request to present any material. 8.0 Responses - Point of Contact Please send comments and questions to SAF.JBSA.SREO@us.af.mil. Comments and questions should be directed to the POCs listed below in the subject line of your email. Any responses to questions posed by external parties will be posted for public review. For Opportunities 1-4 or a new opportunity not identified in this RFI, please direct your email to Lt Col Raymond Elmore, Ms. Laura Yates, and Mr. Paul Holland. For Opportunities 5a and 5b, please direct your email to Mr. Jake Gilman and Mr. Michael Lovell. All responses must be provided by email to the DAF Point of Contact no later than 5:00 pm Eastern Time on 31 January 2025. Send all responses to SAF.JBSA.SREO@us.af.mil. No other forms of transmission are requested or will be accepted. The Government will not pay for any material provided in response to this Notice nor return the data provided. DAF will use the RFI responses to define requirements and gauge market interest in using the real estate and/or facility/facilities and determine whether it is in the Government's best interest to issue a competitive RFP.