Y -- SYSTEMS ACQUISITION MANAGEMENT SUPPORT (SAMS) COMPLEX

Notice Date

July 19, 2001

Contracting Office

Department of the Air Force, Air Force Materiel Command, SMC -- Space & Missiles System Center, 2420 Vela Way, Suite 2420, El Segundo, CA, 90245-4659

ZIP Code

90245-4659

Solicitation Number

Reference-Number-67

Response Due

September 4, 2001

Point of Contact

Ann Justice, Contracting Officer, Phone (310) 363-0832, Email Ann.Justice@LOSANGELES.AF.MIL -- Stephen Brey, Real Estate Consultant, Phone (310) 363-0676, Email Stephen.Brey@LOSANGELES.AF.MIL

Description

The Space and Missiles Systems Center (SMC) at Los Angeles Air Force Base (LAAFB), CA is considering undertaking the conveyance of a large portion of the LAAFB's existing real property to a selected developer in exchange for that developer's build-to-suit completion of a new "corporate office park" for the Air Force on a portion of the LAAFB remaining property or alternatively on property near the base. The existing properties at LAAFB total approximately 113 acres and are located in El Segundo, Hawthorne and Sun Valley, California. The two properties in El Segundo, referred to as Areas A and B (96 acres) and the Hawthorne holdings, Lawndale Annex, (13 acres) are well located near the junction of Interstates 105 and 405, in a sub market with few large blocks of ground currently available. They offer most promising prospects for long-term growth. The Sun Valley property is located approx. 20 miles north of the LA AFB. The intent is to convey the Area A, Hawthorne, and Sun Valley holdings to a private developer who will build new facilities on/nearby Area B. The name of this project is Systems Acquisition Management Support (SAMS) Complex or the SAMS Project. The objective of the SAMS project is to exchange up to 58 acres of LAAFB real property for a minimum of 580,000 square feet, an optimum 750,000 square feet, or greater square feet, of quality office space, with absolute minimal cost to and investment by the Air Force. As a minimum the Air Force wishes to convey Area A (830,000 SF of facilities), the Lawndale Annex (30,000 SF facility) and the Sun Valley property (59,000 SF facility) and consolidate operations on Area B. Active missions on Area A and the Lawndale Annex will require replacement facilities, consisting primarily of general-purpose office space, equaling approximately 580,000 SF. A parking garage, with capacity for at least 1000 cars, will need to be constructed near these facilities. In addition, certain buildings will need to be demolished to make room for the replacement facilities. This may necessitate the construction of a pre-engineered metal building, to be used as a warehouse. The Sun Valley property is vacant and requires no replacement facilities. The Air Force is open to considering reasonable alternatives to the above scenario on the condition that they still meet all requirements. The Air Force wants to encourage market innovation in this request for proposals (RFP). =20 The Government expects that the selected private developer can generate a significant level of private sector funding toward the cost of consolidating government space at Area B or elsewhere. It is projected that over 2 million SF of private office, hotel, retail space and parking could be built by the developer on the conveyed properties at Area A and the Lawndale Annex. The Air Force in cooperation with the two local governments affected, the cities of El Segundo (Area A) and Hawthorne (Lawndale Annex), expects some of the tax revenues generated by the private developments will be used to support financing mechanisms that could also significantly aid in closing any gap between the cost of providing the Air Force's new facilities and the value of the land conveyed by the Air Force to the selected developer. The larger this gap is, the more difficult it will be to secure the Air Force funds necessary to proceed with this transaction. The local governments of El Segundo and Hawthorne are enthusiastic about the positive impact this project will have on their respective communities. The Air Force may lease back facilities as a mechanism to balance the equity in the land exchange, but the US Government will own all right and title to the new facilities at the end of the lease period (lease period not to exceed ten years). To be considered for selection, an interested party shall be a single-firm developer or a principal member in a development team. For the purposes of this RFP, the distinction between a "single-firm developer" and a "development team" is that a single-firm developer would manage the project under the direction of a single principal member. By contrast, a development team is a single business entity such as a joint venture or partnership, made up of two or more principal firms or members. To compete for this project, a development team must commit to work with the Air Force as a single business entity. The term "principal member" means a team member with an identified ownership interest in the team's operation and related management responsibilities. The principal member concept allows newly formed teams to compete based on the experience of their respective principal members.=20 The required performance period for this project is completion of the new facilities in no more than 38 months (from the effective date of the Purchase, Sale, and Development Contract). The process of selecting a developer consists of three distinct phases. Phase I will allow the selection of those Offerors who demonstrate the highest probability of success. Based on the Phase I submittals, the Air Force intends to select no more than five fully qualified developers to compete in Phase II. Upon review of Phase I submittals, the Air Force may choose to continue, amend, or cancel this solicitation. Phase II of the selection process constitutes a Business Proposal to the Air Force for the actual execution of the project. The Air Force expects to award a contract under Phase II to the selected developer in calendar year 2001. Phase III consists of resolution of the project's administrative details and the closing. In no case will the Air Force reimburse Offerors for the cost of submitting a proposal in any Phase. The source selection strategy for the SAMS Complex project is to use a streamlined, trade-off selection methodology that allows maximum flexibility in proposal development while encouraging innovative solutions. Under this process, the Air Force will consider tradeoffs among cost or price and non-cost factors and may, at its discretion, award to or select other than the lowest priced Offeror or other than the highest technically rated Offeror. The Air Force will determine the best value based on an integrated assessment of technical and financial strategy factors, cost to the Air Force, as well as past performance and proposal risk. However, cost to the Air Force will be the most important evaluation factor. If your company has the overall capability, expertise and finances to develop and build a project of this magnitude for the Air force and you are interested in obtaining additional information, the request for proposal is available electronically at http://www.losangeles.af.mil/Special_Interest/SAMS/. All responsible sources, as defined above, may submit a proposal, which shall be considered by the agency.

Web Link

Visit this URL for the latest information about this (http://www.eps.gov/spg/USAF/AFMC/SMCSMSC/Reference-Number-67/listin g.html)

Record

Loren Data Corp. 20010723/YSOL011.HTM (D-200 SN50S3S7)