SK Hart challenges the terms of
the RLP relating to the use of a fixed price per square foot for
the tenant improvement allowance. The protester argues that the
use of the fixed amount will not allow the GSA to meaningfully
evaluate the price of leases. Protest at 4. As the incumbent
lessor, the protester asserts that its costs would be
substantially below the fixed amount and that it would be
competitively prejudiced because the fixed tenant improvement
amount would artificially inflate its price. Id. In response,
GSA explains that the tenant improvement requirements were not
known when the RLP was issued, since they will not be fully
developed until after award. AR, Legal Memorandum, at 3. The
agency also observes that the RLP informs prospective offerors
that after the construction was completed, if actual tenant
improvements expenditures were less than the allowance, the
agency would be able to return to the lessor any unused portion
of the allowance, essentially crediting the lessor for existing
improvements. Id. GSA asserts that the procurement is structured
in a way to increase competition by not allowing the incumbent
to claim savings for items for which the government has already
paid. Id. at 5.
Agencies are required to consider the cost to the government in
evaluating competitive proposals. Prosperity Metro Plaza of
Virginia, LLC, B-411547, B-411548, Aug. 21, 2015, 2015 CPD ¶ 263
at 3. While it is up to the agency to decide upon an appropriate
and reasonable method for proposal evaluation, the agency must
use an evaluation methodology that provides a reasonable basis
for comparing the relative costs of proposals. LCPP, LLC,
B-413513.2, Mar. 10, 2017, 2017 CPD ¶ 90 at 3; TriWest
Healthcare Alliance Corp., B-401652.12, B-401652.13, July 2,
2012, 2012 CPD ¶ 191 at 23. Further, agencies are not required
to structure acquisitions in order to neutralize the competitive
advantage of an incumbent, but may, nonetheless, use an
evaluation method that attempts to foster competition by
increasing the feasibility of a proposal being submitted by
non-incumbent offerors. Prosperity Metro Plaza of Virginia, LLC,
supra at 3.
Our review of the record and the agency’s rationale for
utilizing the fixed tenant improvement allowance gives us no
basis to question the RLP’s price evaluation methodology.
Notwithstanding the protester’s contention that it could provide
these improvements at a lower cost, the agency has provided a
reasonable basis for using the fixed allowance amount in its
evaluation of prices, and the protester’s disagreement with the
approach does not render that choice unreasonable. Our Office
has previously explained that the disadvantage that is the focus
of the protester’s complaint (to reduce or eliminate its
incumbent advantage) is unobjectionable in view of GSA’s broader
objective of fostering competition, which is consistent with the
overarching mandate of the Competition in Contracting Act to
obtain full and open competition for the government’s
requirements. Id. at 4. (SK Hart
Properties, LLC B-414338: May 11, 2017)
NMSU asserts that the agency
improperly is excluding the non-proposed cost elements from
competition for its requirements. Although NMSU takes issue with
all of the agency’s exclusions, it has focused particular
attention on the balloons that will be used to perform the
requirement. In this connection, all parties agree that there is
only one manufacturer of balloons that meet NASA’s requirements,
a concern referred to as Raven/Aerostar. Contracting Officer’s
Statement of Facts, at 3.
NMSU has an exclusive teaming agreement with Raven/Aerostar. By
the terms of that teaming agreement, NMSU enjoys a [deleted]
percent price advantage over any other concern wishing to
purchase balloons from Raven/Aerostar for purposes of meeting
NASA’s requirements under the contemplated contract. Teaming
Agreement, exh. A. NMSU maintains that the agency’s exclusion of
the cost associated with acquiring balloons in particular, and,
more generally, the agency’s exclusion of the other costs
identified in the RFP, improperly deprives NMSU of a competitive
advantage it properly has obtained through its teaming
agreement, and more generally, its experience as the incumbent
contractor for this requirement.
NASA responds that it is using non-proposed cost plug numbers in
order to foster competition for its requirement. As with NMSU,
NASA’s position focuses principally on the cost associated with
acquiring balloons from Raven/Aerostar, although it also argues
more generally that excluding the other costs it has identified
in the RFP also will promote competition. According to the
agency, it included a plug number for the balloon cost element
because of concerns raised by other potential competitors. In
this connection, NASA has provided information presented by
other potential competitors about their inability to obtain
pricing from Raven/Aerostar that is as favorable as the pricing
offered by Raven/Aerostar to NMSU. See generally, AR, exhs. 11,
13, Correspondence Between NASA and Other Prospective
Competitors.
NASA explains that the protester has been the contractor for its
balloon launching requirements for more than 25 years, and has
been awarded a total of 4 contracts since 1987. NASA points out
as well that only the protester submitted a proposal for the
last solicitation it issued for these requirements and, as
noted, the record includes correspondence from two other
potential competitors in which they outline their essential
inability to compete effectively for the agency’s requirements
because of the existence of the NMSU-Raven/Aerostar teaming
agreement. NASA concludes that its actions are necessary in
order for it to obtain effective competition for its
requirements.
As for the other non-proposed costs included in the RFP, NASA
contends that there has been disagreement between NASA and NMSU
concerning whether historical data relating to NMSU’s
performance of the predecessor contracts could potentially be
made available to the other competitors. In this connection, the
record includes correspondence between NMSU and NASA that
reflects a difference of opinion among the parties concerning
the proprietary nature of the historical cost information for
various contract elements, principally NMSU’s unburdened labor
rates, but also, secondarily, information relating to its
historical costs for certain materials and services. AR, exh.
12, Correspondence Between NASA and NMSU. NASA therefore takes
the position that, in order for other potential competitors to
be able to prepare proposals, and in order to ensure that NASA
does not release information that NMSU views as proprietary, it
has included plug numbers for the other costs identified in the
RFP.
While as a general rule, agencies are not required to structure
acquisitions in order to neutralize the competitive advantage of
an incumbent, agencies may nonetheless use an evaluation method
that attempts to foster competition by increasing the
feasibility of a proposal being submitted by non-incumbent
offerors. See Int’l Computaprint Corp., B-207466, Nov. 15, 1982,
82-2 CPD ¶ 440 at 3. In our view, NASA’s actions are consistent
with the broad intent of the Competition in Contracting Act’s (CICA)
central mandate that agencies use full and open competition to
fulfill the government’s requirements. See 41 U.S.C. § 3301.
These actions are also consistent with the central underlying
policy of our Bid Protest function, which requires our Office to
ensure that federal government contracts are awarded in a manner
consistent with CICA’s broad mandate for full and open
competition. 31 U.S.C. § § 3551-3556.
The record here amply demonstrates the difficulties faced by
NASA in obtaining competition for its requirements. As noted,
other potentially viable competitors for NASA’s requirement have
expressed their inability effectively to compete because of the
NMSU-Raven/Aerostar teaming agreement. NASA’s use of a plug
number for the cost of balloons has the effect of enabling these
other offerors to submit proposals that will be competitive with
a proposal submitted by NMSU, at least insofar as the balloon
element of the requirement is concerned.
With respect to the other non-proposed costs, the record also
supports NASA’s decision to use plug numbers for these elements
of its requirements. This decision emerges from a concern that
NASA would be required to release potentially proprietary
historical information relating to performance of the
predecessor contracts. As noted, in correspondence between NASA
and NMSU, NMSU has been adamant about the allegedly proprietary
nature of the historical cost information. The protester cannot,
on the one hand, insist that this information be withheld from
other competitors because it is proprietary, and on the other
hand, insist that other concerns prepare proposals with what
essentially would amount to inadequate information to
intelligently respond to NASA’s requirements.
In the final analysis, we conclude that NASA has structured the
subject solicitation in a manner that attempts to promote,
rather than stymie, competition. While the agency’s chosen
method for leveling the playing field has the effect of reducing
or eliminating NMSU’s incumbent advantage, we find that
unobjectionable in view of NASA’s broader objective, which is
consistent with the overarching mandate of CICA to obtain full
and open competition for the government’s requirements. In fact,
we note that the broad discretion given agencies to increase and
maintain competition includes, when necessary, excluding an
offeror to develop a second source. See, e.g., Hawker
Externacell, Inc., B-283586, Nov. 23, 1999, 99-2 CPD ¶ 96 at 4.
We see no violation of procurement law or regulation in these
more modest and reasonably-tailored actions taken by NASA here
to increase competition. We also decline, as a matter of policy,
to allow NMSU to use our Bid Protest function essentially to
restrict, rather than promote, competition for NASA’s
requirements. Honeywell Technology Solutions, Inc., B-407159.4,
May 3, 2012, 2012 CPD ¶ 110 at 3. (New
Mexico State University, B-409566: Jun 16, 2014) (pdf)
Agency properly determined to
exclude protester from the competition for award of batteries,
where the protester currently held a contract for the same
batteries and the agency reasonably found that another source
was necessary to ensure the batteries' continuous availability,
to satisfy projected needs, to provide for future competition,
and to satisfy national defense interests. (Hawker
Eternacell, Inc., B-283586, November 23, 1999) |