Request for Lease Proposals (RFLP)Joint Base San Antonio (JBSA), TX

Questions & Answers / Clarifications

This document, Appendix L, serves as a Pre-Offer Inquiry for the Request for Lease Proposals (RFLP) No. AFCEC-26-R-0001 concerning Strategic Real Estate Opportunities (SREO) at Joint Base San Antonio (JBSA).

• Page Limit: Responses are limited to 40 pages (single side, 8.5 x 11 inch page, standard font). Specific details regarding submittals that do not count towards this limit are found in RFLP, Section 4.3.c.
• Environmental Assessment: The Air Force does not currently have a Phase 1 Environmental Assessment or a Phase 1 environmental baseline survey available for the site.
• Existing Environmental Reports: There are no current environmental reports available.
• Site Survey Vendor: The Installation will work with the Potential Lessee to determine a vendor for site survey preparation; there is no preferred vendor.

This pre-offer inquiry clarifies submission page limits and provides information regarding environmental assessments and site survey vendor selection. Bidders should note the page limitations for their responses and understand the process for site survey vendor determination.

Questions & Answers / Clarifications

This document, Appendix L of the Request for Lease Proposals (RFLP) No. AFCEC-26-R-0001, provides responses to pre-offer inquiries from potential offerors regarding the Strategic Real Estate Opportunities (SREO) at Joint Base San Antonio (JBSA) for METC Dormitories Replacement.

• Financing Source: The Air Force has not determined if Basic Allowance for Housing (BAH) revenues will be made available as a repayment source for private financing of the METC dormitory construction. The intended sources for construction are private funds.
• Lease Structure: The Air Force is not able to consider a lease-purchase structure for the METC dormitories, as 10 U.S.C. 2667 does not contemplate such a structure.
• Design Standards: Applicable design standards include federal, state, and local laws, rules, regulations, requirements, orders, permits, ordinances, building codes, and policies, as well as Department of War and Department of the Air Force directives. The Air Force has not done design work on METC Dormitory #1.
• Environmental Assessment: An Environmental Assessment (EA) or Environmental Impact Statement (EIS) and related NEPA requirements have not been completed for the METC Dormitories.
• Local Permits: Development, demolition, construction, and renovation shall comply with San Antonio and Bexar County building codes, standards, and regulations, excluding those that would require consultation, inspection, review, or approval by city or county authorities for EUL Improvements if constructed off-installation.
• Competing Uses: Projects targeting Airmen eligible for MHPI housing compete with MHPI.
• Appendix A: Appendix A was not attached to the RFLP but would be a compilation of depictions included in Appendices B-G.

This document clarifies key aspects of the RFLP, including financing, lease structure, design, environmental, and permitting requirements. It does not appear to modify any submission deadlines or evaluation factors, but provides crucial information for potential bidders to consider in their proposals.

Form / Attachment / Pricing Sheet

This document, Appendix J, contains the mandatory clauses required by Federal Law that will be incorporated into the lease agreement for the Strategic Real Estate Opportunities (SREO) at Joint Base San Antonio (JBSA), TX. It outlines various legal and regulatory requirements that the Lessee must adhere to throughout the lease term.

• Anti-Kickback Procedures: Requires the Lessee to implement procedures to prevent and detect kickback activities and to report any suspected occurrences.
• Gratuities: States that the Government may terminate the lease if gratuities were offered or given to procure an agreement or favorable treatment.
• Covenant Against Contingent Fees: Warrants that no contingent fees were paid to solicit or secure the lease.
• Officials Not to Benefit: Prohibits members of Congress or other officials from benefiting from the lease.
• No Joint Venture: Clarifies that the relationship is strictly landlord-tenant and not a partnership or joint venture.
• Disputes: Outlines procedures for resolving disputes, starting with unassisted negotiation and progressing to Alternative Dispute Resolution (ADR).
• Facilities Nondiscrimination: Prohibits discrimination in the use of facilities on the Leased Premises.
• Equal Opportunity: Mandates compliance with equal employment opportunity requirements, prohibiting discrimination based on race, color, religion, sex, gender, sexual orientation, or national origin.
• Drug-Free Workplace: Requires the Lessee to establish and maintain a drug-free workplace, including employee notification and reporting of convictions.
• Contract Work Hours and Safety Standards Act--Overtime Compensation: Sets requirements for overtime pay and liquidated damages for violations.
• Davis-Bacon Act: Governs prevailing wage rates for laborers and mechanics involved in construction.
• Buy American Act: Provides preference for domestic construction materials.
• EO 13658 - Establishing a Minimum Wage for Contractors: Stipulates compliance with minimum wage requirements for contractors.

This appendix is crucial for potential bidders as it details the mandatory legal and regulatory obligations they will assume if awarded the lease. Understanding these clauses is essential for assessing the full scope of responsibilities, potential liabilities, and compliance requirements associated with the opportunity. Bidders must ensure their proposals and operational plans account for all these mandatory clauses.

Solicitation / RFP / RFQ

This document is Appendix D of a Request for Lease Proposals (RFLP) No. AFCEC-26-R-0001, concerning Opportunity 3: Parade Field at Joint Base San Antonio (JBSA). The government is seeking proposals to enhance access for visiting families and community support facilities by potentially "moving the fence line" for a portion of the installation. This could allow for compatible redevelopment around the Parade Field and Wilford Hall Ambulatory Surgical Center (WHASC).

• Potential development includes, but is not limited to: garage paid-parking, public transportation access, food venues, recreation, outdoor concert venues, an Airman's museum, and a Security Forces museum.

• The redevelopment could support mission requirements for recruiting future Airmen and Guardians.

• Priority access for Government use of the Parade Field for graduations (two days per week) must be maintained.

• The golf course portion is identified as suitable for potential energy projects or other development.

• A key objective is to obtain cash and/or in-kind consideration such as facility renovation or construction.

• The document details existing infrastructure and utilities (electrical, natural gas, water, sewer, storm drainage, pavements) and notes that the Lessee will be financially responsible for any required upgrades or expansion.

• The Lessee will be responsible for snow and ice removal, and grounds maintenance.

• Not explicitly detailed in this appendix, but bidders are responsible for preparing an Environmental Baseline Survey at their own expense.

• Not specified in this appendix.

• The Parade Field encompasses 714 acres, including a 324-acre golf course. It is currently used for Basic Military Training graduations two days per week.

• The site is bordered by Truemper Street, Gateway Hills Golf Course, Military Drive West, and Luke Boulevard.

• Significant structures on the site include various buildings (e.g., Visitor Review Center, Gateway Latrine, Outdoor Golf Course Cart Storage, Golf Clubhse Storage) and facilities like the 37 Training Wing Headquarters (not part of Property 3).

• Environmental considerations include proximity to creeks, potential flooding areas, and the need for environmental studies and soil contamination testing.

• There are no known historic, cultural, or archaeological resources on Property 3.

Form / Attachment / Pricing Sheet

This document is Appendix K, the Offeror's Cover Page, for the Request for Lease Proposals (RFLP) for Strategic Real Estate Opportunities (SREO) at Joint Base San Antonio (JBSA), TX. It is a required form for potential offerors to complete and submit as part of their proposal.

• Offeror's Company Name
• Point of Contact information (Name, Address, Phone, Fax, Email)
• Acknowledgment of receipt of amendments
• Certification regarding conflicts of interest with Government Real Estate Support Service (RESS) and Privatization Real Estate Support Service (PRESS) contractors.
• Signature block for authorized representative (Print Name, Title, Date).

This form must be completed accurately and submitted with the proposal. The conflict of interest certification is a critical component, requiring offerors to attest to no existing conflicts and to refrain from certain arrangements with specific government contractors for a period of ten years post-selection.

Form / Attachment / Pricing Sheet

This document, Appendix I - Non-Disclosure Provisions, outlines the terms and conditions for handling proprietary information exchanged during the source selection and administration phases of the Strategic Real Estate Opportunities (SREO) Enhanced Use Lease Project at Joint Base San Antonio (JBSA), TX. It specifies what constitutes "Proprietary Information" and the procedures for its protection.

• Definition of Proprietary Information: Includes performance, sales, financial, contractual, and special marketing information not publicly disclosed or available without restriction.
• Protection Requirements: Information must be in writing, clearly marked as proprietary on each page, and submitted with a letter of transmittal. Oral disclosures require written summaries within 20 days.
• Receiving Party Obligations: The government (Receiving Party) must keep furnished proprietary information confidential and prevent unauthorized disclosure.
• Exclusions from Protection: Information in the public domain, independently developed, or disclosed with approval is not protected.
• Standard of Care: A prudent individual's degree of care is required to protect proprietary information.
• Duration of Obligations: Non-disclosure obligations continue even after the source selection process or administration phases have terminated or expired.
• No License Granted: The provisions do not grant any rights or licenses to inventions, patents, or data.
• Restrictions on Participation: Neither the Receiving Party nor its agents can participate as a Proposed Lessee, subcontractor, or consultant on this project.

Potential Lessees must understand these provisions to ensure their proprietary information is adequately protected when submitted as part of their proposals. It also clarifies the government's obligations regarding the confidentiality of submitted data and restricts government personnel from participating in the bidding process.

Form / Attachment / Pricing Sheet

This document, Appendix H, outlines the specific insurance requirements for the Strategic Real Estate Opportunities (SREO) at Joint Base San Antonio (JBSA) Request for Lease Proposals (RFLP) No. AFCEC-26-R-0001. It serves as a checklist for bidders to ensure they meet the necessary insurance coverage.

• General Requirements: All certificates must name the United States Air Force c/o AFCEC Portfolio Manager as the Loss Payee Holder, have an AM Best Rating of A- / VIII or better, provide 10 days' notice of cancellation, and include a waiver of subrogation.
• Property Insurance: Requires All Risk coverage on a replacement cost basis with no coinsurance. Deductibles for Property, Earthquake, and Flood insurance are specified, with specific requirements for Loss of Rents, Boiler and Machinery, Sewer Backup, and Terrorism coverage.
• Sublessee Requirements: For sublessees, All Risk coverage is required for business personal property, improvements, and business interruption, subject to an extended period of indemnity.
• Commercial General Liability: Requires coverage for bodily injury, personal and advertising injury, and property damage, with specific limits per occurrence and aggregate. Primary and non-contributory coverage is mandated.
• Business Auto: Requires coverage for any auto (Owned, Hired, and Non Owned) with a combined single limit.
• Crime: Requires evidence of crime insurance or a fidelity bond.
• Environmental Liability/Pollution: Includes coverage for mold and requires coverage if Underground Storage Tanks (USTs) are located on the Property.
• Workers' Compensation & Employers' Liability: Statutory limits are required for employees, with specific limits for third-party property coverage for sublessees.
• Builder's Risk: Required upon commencement of construction for buildings and/or improvements on the Leased Premises, with full replacement cost value.

Bidders must carefully review these insurance requirements to understand the financial and contractual obligations associated with the lease proposal. Failure to meet these requirements may impact proposal eligibility or the ability to execute a lease agreement. The document specifies the types of insurance, coverage limits, deductibles, and required forms (e.g., Acord Form 27, Acord Form 25) that must be provided.

Form / Attachment / Pricing Sheet

This document, Appendix G, is part of a Final Request for Lease Proposals (RFLP) for the METC Dormitories Replacement opportunity at Joint Base San Antonio (JBSA). It provides detailed information about the opportunity, including background, specific details of the requirement, land parcels available for development, existing improvements, environmental considerations, and infrastructure and utilities.

• Background: Describes the Medical Education and Training Campus (METC) at JBSA, its role in enlisted medical training, and the need for recapitalization of five dormitories.
• Opportunity Details: Outlines the requirement for replacement facilities to house 6,000 medical trainees, emphasizing the need for facilities conducive to proper housing and training, resistant to high traffic wear, and potentially including an energy component.
• Land Parcels: Details approximately 119 acres across four sites (METC Site, Old Shoppette Site, Pool Site, Service Area Site) available for the dormitories and potential energy projects.
• Improvements: Lists existing buildings and fitness tracks on the METC, Old Shoppette, and Pool Sites, with their year built and square footage.
• Environmental Considerations: Highlights potential constraints such as drainage, protected habitats, topography, flood zones, and requirements for Environmental Baseline Surveys (EBS), compliance with the Migratory Bird Treaty Act, and potential impacts on historic properties.
• Infrastructure and Utilities: Provides information on electrical, natural gas, water, sewer, storm drainage, pavements, community services, snow/ice removal, grounds maintenance, and historical/cultural resources.

This appendix is crucial for potential bidders as it defines the scope of the project, the physical environment, existing conditions, and regulatory considerations for the METC Dormitories Replacement. It provides the necessary details for bidders to understand the site, the requirements, and the potential challenges and opportunities associated with developing new dormitory facilities and potentially energy projects at JBSA.

Solicitation / RFP / RFQ

This document, Appendix F to Request for Lease Proposals (RFLP) No. AFCEC-26-R-0001, details Opportunity 5: Chapman Training Annex at Joint Base San Antonio (JBSA). The U.S. Air Force is seeking proposals for potential energy projects or other development on two parcels of land. The primary objective is to obtain cash and/or in-kind consideration, such as facility renovation or construction.

• Parcel 1: Approximately 45 developed acres of a former housing area. Requires demolition of 124 condemned homes.

• Parcel 2: Approximately 70 acres of undeveloped land.

• Potential Lessee will be responsible for preparing an Environmental Baseline Survey (EBS).

• Lessee will be responsible for snow and ice removal, and grounds maintenance following lease execution.

• Review by the Texas Historical Commission (THC) is required for facilities in the old housing area prior to demolition.

• The document does not explicitly state contract type, period of performance, or estimated value.

• Not detailed in this appendix.

• Not detailed in this appendix.

• Natural Constraints: Flood zones related to Medio and Long Hollow Creeks, Environmental Remediation Areas, and a small wetland area on the undeveloped parcel.

• Infrastructure: Information is provided on existing electrical, natural gas, water, sewer, storm drainage, and pavement systems. The Lessee will be financially responsible for any required upgrades.

• Encumbrances: The first parcel is currently leased to Lackland Family Housing LLC; actions to remove it are underway.

• Community Services: Law enforcement, fire, and emergency services are available through JBSA and the City of San Antonio.

Solicitation / RFP / RFQ

This document, Appendix E of Request for Lease Proposals (RFLP) No. AFCEC-26-R-0001, outlines Opportunity 4: South Beach at Joint Base San Antonio (JBSA). The opportunity involves the historic 148,223 SF South Beach facility (Building 2371) and an adjacent 7.53-acre motor pool area. The primary objective is to secure cash and/or in-kind consideration for the renovation of the South Beach facility to meet Defense Health Agency (DHA) requirements, and for potential development or energy projects on the adjacent parcel.

• Full renovation of the South Beach facility to meet DHA requirements.

• Potential redevelopment of the adjacent motor pool area.

• Relocation of an existing heavy equipment repair shop.

• Coordination with the Texas Historic Commission (THC) for any actions involving historic structures (Building 2371 and Building 2378).

• Lessee will be responsible for preparing an Environmental Baseline Survey at their own expense.

• Lessee will be responsible for Snow and Ice Removal and Grounds Maintenance.

• The document does not explicitly state the contract type, period of performance, or estimated value.

• Specific submission instructions and evaluation criteria are not detailed in this appendix.

• Key deadlines or milestones are not provided within this document.

• Not specified in this document.

• The South Beach facility is a historic building eligible for the National Register of Historic Places (NRHP).

• Infrastructure and utilities (electrical, natural gas, water, sewer, storm drainage) are generally capable of supporting development, but any required upgrades will be the financial responsibility of the Lessee.

• Pavement conditions vary, with some areas requiring significant maintenance or upgrades.

• Community services (law enforcement, fire, emergency) are available through JBSA and the City of San Antonio.

Solicitation / RFP / RFQ

This document, Appendix C of Request for Lease Proposals (RFLP) No. AFCEC-26-R-000, details Opportunity 2: Kelly Airfield at Joint Base San Antonio (JBSA). The Government is seeking proposals to lease approximately 1,140 acres of the airfield operational area, including the runway, taxiway, ramp areas, and supporting facilities. The goal is to lease Property 2, which comprises approximately 1,140 acres of land, with a potential for leaseback or retention of some supporting facilities by the Government.

• Lease of the airfield operational area, including runway, taxiway, and ramp areas.

• Potential negotiation of revisions to the Joint Use Agreement with the Port of San Antonio (POSA) to delineate installation support services provided by the Lessee.

• Lessee will be responsible for snow and ice removal and grounds maintenance for Property 2.

• Proposals for Advanced Mobility Operations/Use Cases (e.g., vertical takeoff) will not be considered.

• Proposals to use the civilian Fixed-Base Operator in lieu of a stand-alone Government Passenger Terminal will not be considered.

• The document does not explicitly state the contract type, period of performance, or estimated value.

• Specific submission instructions and evaluation criteria are not detailed in this appendix.

• Key deadlines or milestones are not specified within this document.

• No specific eligibility or set-aside requirements are mentioned in this appendix.

• The document provides extensive details on the existing land use, tenants, infrastructure, utilities, environmental considerations, and development constraints (e.g., Air Installation Compatible Use Zones, Explosives Safety Zones, Environmental Restoration Program sites).

• The airfield has approximately 35,000 military and civilian operations annually.

• The Lessee will be responsible for preparing an Environmental Baseline Survey for Property 2.

• Any proposed structures will require submission of an Obstruction Evaluation/Airport Airspace Analysis (OE/AAA) to the FAA.

• Infrastructure projects planned or ongoing include Air Traffic Control Tower Replacement, Air Traffic Infrastructure Modernization, and Runway Surface Repair.

Solicitation / RFP / RFQ

This document is Appendix B of a Request for Lease Proposals (RFLP) for Opportunity 1: 16th Air Force Security Hill Campus, RFLP No. AFCEC-26-R-0001. The 16th Air Force requires a Consolidated Cyber Campus due to aged and inadequate facilities. This opportunity may include partial or temporary solutions for current facility challenges.

The Consolidated Cyber Campus includes five potential facilities:

• Multi-Domain Cyber and Intel Operations Center (16 AF HQ): Requires 3 new facilities totaling 566,775 SF for 2,490 personnel, including a new headquarters, parking, roads, and sidewalks.
• 91st Cyber Operations Center: Requires a 42,600 SF SCIF/SAP level facility for 269 personnel, including parking, roads, and sidewalks.
• 67th Cyberspace Wing Operations Center: Requires a 263,000 SF SCIF multi-story facility for 1,340 personnel, including parking, roads, and sidewalks.
• 688th Cyberspace Wing Headquarters: Requires a 130,000 SF multi-story SCIF building for an estimated 840 personnel, including office space, conference space, parking, roads, and sidewalks.
• Cyber Training Center: Requires a 136,000 SF multi-story SCIF facility for 422 personnel, including parking, roads, and sidewalks.

All facilities must comply with National Counterintelligence and Security Center Technical Specifications for Construction and Management of SCIF Facilities and Unified Facilities Criteria (UFC).

The government will consider proposals for temporary off-base facilities as an interim solution.

Not detailed in this appendix.

Not detailed in this appendix.

• The site includes 157 acres (95 developed, 62 undeveloped).
• The current Security Hill footprint is 849,000 SF; the anticipated future requirement is 1,138,000 SF.
• The undeveloped land is suitable for potential energy projects or other development. A key objective is to obtain cash and/or in-kind consideration (e.g., facility renovation or construction).
• Infrastructure includes electrical, natural gas, water, storm drainage, and pavements. Some systems are aged and may require upgrades, for which the Lessee would be responsible.
• The Security Hill Campus is considered National Register Eligible (NRE), and renovation/improvement of seven contributing buildings requires coordination with the Texas Historical Commission.

Form / Attachment / Pricing Sheet

This document, Appendix L - Pre-Offer Inquiry Form, is a template for potential offerors to submit questions regarding the Request for Lease Proposals (RFLP) No. AFCEC-26-R-0001 for Strategic Real Estate Opportunities (SREO) at Joint Base San Antonio (JBSA). The government will respond to these inquiries using this form and will post the responses on the SAM.gov Contract Opportunities website.

• Question #: Sequential numbering for each inquiry.
• Date: Date the question is submitted.
• Offeror's Name: Name of the prospective offeror.
• RFQ Reference: Specific section or clause in the Request for Quotation (RFQ) that the question pertains to.
• Offeror's Question: The specific question being asked by the offeror.
• Government's Response: The official response from the government to the offeror's question.
• Change RFP?: Indicates if the question leads to a change in the RFP.
• Amend #: Amendment number if the RFP is changed.

This form is crucial for bidders to seek clarification on the RFLP before submitting their proposals. It provides a structured method for asking questions and receiving official government responses, which may impact proposal preparation and strategy. The example provided clarifies a page limit for responses, indicating that such details are important for bidders to note.

Solicitation / RFP / RFQ

This document is a Request for Lease Proposals (RFLP) issued by the Department of the Air Force (AFCEC/CI) for Strategic Real Estate Opportunities (SREO) at Joint Base San Antonio (JBSA), TX. The RFLP seeks proposals from qualified entities interested in leasing one or more non-excess parcels of land for private commercial use or energy projects. The goal is to optimize the use of these real property assets in accordance with federal policy and 10 U.S.C. § 2667.

The RFLP outlines six specific opportunities for lease, each with varying acreage and characteristics:

• Opportunity 1: 16th Air Force Security Hill Campus (approx. 157 acres)
• Opportunity 2: Kelly Airfield (approx. 1,140 acres)
• Opportunity 3: Parade Field and golf course (approx. 714 acres)
• Opportunity 4: South Beach Facility (approx. 7.53 acres)
• Opportunity 5: Potential energy projects or other development (approx. 110 acres)
• Opportunity 6: Medical Education and Training Campus (METC) (approx. 119 acres)

Proposed uses must be compatible with the Installation mission. Offerors must demonstrate a viable commercial or energy need, justify the proposed lease term, document market demand, and outline a marketing strategy. Development, construction, and operation plans, including conceptual site plans, utility plans, and environmental management plans, are required. Prohibited uses include those adversely affecting health, safety, morals, welfare, morale, or discipline of the Armed Forces, flight operations, or involving ultrahazardous materials.

• Lease terms are generally up to 50 years, with potential for longer terms if justified.

• Consideration can be cash and/or in-kind.

• Leases will be subject to "Applicable Laws" (federal, state, local laws, regulations, etc.).

• Proposals are due by 5:00 PM CT on March 4, 2026.

• Submissions require an electronic copy and five hard copies.

• Evaluation will be a two-phase, best-value selection process.

• Key evaluation factors include: Project Description, Consideration for Leases, Organization/Experience/Capability, and Integrated Project Plan and Schedule.

• Offerors are encouraged to be innovative and present proposals with low risk.

• Small business concerns are encouraged to participate but no evaluation credit will be provided for small business participation.

• Offerors posing a threat to health, safety, or national security are ineligible.

• Properties are leased "AS-IS/WHERE-IS" without warranties.

• Offerors are responsible for environmental assessments, appraisals, and surveys at their own expense.

• A cash payment of up to $250,000 may be required at lease execution to cover government direct costs.

• Appendices provide detailed information on properties, insurance, mandatory clauses, and forms.