2021-09-15 Requests for Proposals – 2nd attempt

10 JOHNSTON COUNTY AIRPORT AUTHORITY REQUEST FOR PROPOSALS FOR HANGAR AND OFFICE SPACE Date Issued 9 15 2021 Proposal Submission Deadline 10 18 2021 Submit Proposal To Phil Lanier Airport Director Johnston Regional Airport 3149 Swift Creek Road Smithfield , North Carolina 27577 1 4827 - 1514 - 9050 , v 1PageI Summary The Johnston County Airport Authority the " Authority " is issuing this Request for Proposals " RFP " to seek a public - private partnership under NC Gen Stat § 143 - 1281C The partnership will be between the Authority and a selected development partner " Partner " or " Developer " to design , finance and develop hangar space and office space at Johnston Regional Airport the " Airport " The Authority seeks a Partner who demonstrates the experience , capacity and desire needed to develop and operate high quality hangar and office facilities as well as an understanding of the Airport and its development needs for commercial aeronautical services Respondents should provide evidence of other successful development experience or operations at an airport plus a knowledge of Specialized Fixed Base Operations " SFBO " operations at an airport The Authority intends to select a Partner for the development of hangars and office space pursuant to this RFP process The Authority will then enter into a Memorandum of Understanding " MOU " with the selected partner , providing time and performance requirements for the Town and the selected Partner to negotiate an agreement and all necessary legal documents The negotiated agreement and accompanying documents will stipulate all responsibilities between the Authority and the Partner concerning the development of hangar and office space at the Airport site and are subject to approval by the Authority Board All submittals are due and must be physically received by 3 00 pm on Monday th October 18 2021 addressed to Phil Lanier , Airport Director Johnston County Airport 3149 Swift Creek Road Smithfield , North Carolina 27577 SUBMISSIONS RECEIVED AFTER THE SPECIFIED DATE AND TIME WILL NOT BE CONSIDERED th Questions must be submitted via email no later than 5 00 pm on October 11 2021 to Phil Lanier , Airport Director at info @ jnxairportcom Written responses to all questions th received by that date will be published by Wednesday October 13 2021 in the form of an addendum on the Authority's website at wwwjohnstonnccom jnx 2 4827 - 1514 - 9050 , v 1PageII BACKGROUND The Airport has a need for additional hangar space for the storage of aircraft and SFBO operations The Airport also has a need for office space for both the Authority and for use for entities providing commercial aeronautical operations at the Airport The Authority anticipates that this project will be conducted in two phases Phase I will consist of constructing a new hangar and office space on property immediately adjacent to the Airport terminal Phase II may consist of relocating an existing commercial aeronautical operator immediately adjacent to this property into the newly constructed hangar , demolishing the existing hangar , and constructing a second new hangar tied into the new office space A conceptual drawing of the development , the minimum size of the hangars and office space , and the phasing and other aspects of the project are contained in the Performance Specifications attached hereto as Exhibit A The Authority will be provided with no less than 2000 square feet of office space to be constructed and shall have the right to utilize office common areas In addition , the Authority shall have the right to use up to 25 of the hangar to be constructed for short - term itinerant aircraft storage The Authority currently has the ability to contribute up to 800,000 to the cost of the construction of Phase I of the project up to a maximum of 49 of the cost of Phase I The Authority will continue to seek additional funding of up to a maximum of 2,000,000 to contribute to the cost of the construction of Phase I , up to a maximum of 49 of the cost of Phase I , but there is no assurance or guarantee by the Authority to provide any additional funding for Phase I The Authority will also continue to seek additional Authority funding for Phase II of the project , but there is no assurance or guarantee of the Authority providing any additional funding III THE DEVELOPER ROLE The Authority seeks an experienced and capable Developer to carry out the following roles in the development of the Airport site • Work in collaboration with the Authority and Airport staff and their consultants on the proposed development , site layout and design for the development • Conduct all studies necessary and submit all applications required to secure entitlements for the development • Secure all Johnston County development review approvals and other required entitlements for the proposed development • Work in collaboration with the Authority and Airport and their consultants on all aspects of development financing , construction and management of the site • Identify all members of the Developer's team Key members of the team , including the general contractor , will be subject to separate review and approval 3 4827 - 1514 - 9050 , v 1Pageby the Authority This project may involve federal funding and therefore procurement and construction would be subject to the provisions of the federal granting agencies as well as North Carolina contract and procurement law The Authority will not allow the Developer to employ a related party as a general contractor for the construction of the development • Develop a financing plan and secure the financing required to construct and operate the proposed development • Provide the payment bond required by NC Gen Stat § 143 - 1291C g • In collaboration with the Authority and Airport staff , develop a relocation plan addressing the relocation of the existing tenant of the hangar to be redeveloped • Enter into a ground lease with the Authority for the development site • Enter into a Development Contract with the Authority for the construction of the development • Provide at least one SFBO service with preference being given to the provision of a Part 135 on - demand unscheduled air service • Construct no less than 2000 square feet of office space to be used by the Authority , in addition to the Authority having use of all office common areas • Construct an aircraft hangar of no less than 10,000 square feet with the Authority having the right to use up to 25 of the hangar space for short - term itinerant aircraft storage IV SUBMISSION REQUIREMENTS The Authority is seeking interest from developers , by way of this RFP , to develop hangar and office space at the Airport to maximize the use of the development site and supports the need for space for SFBOs Respondents shall submit One printed and bound copies and an electronic copy in pdf format of the submission package Responses must contain the information listed below Evaluation of the responses will include consideration of the completeness of the respondent's proposal A Statement of Interest Provide a statement of the proposer's qualifications , experiences and reasons for interest in this opportunity , which may act as an executive summary of the respondent's proposal maximum three 3 pages B Applicant Qualifications Identify the entity proposed to act as the Authority's Partner and the project team including any co - developers , architects designers , engineers , and potential contractors or subcontractors that will assist with the project's design and construction Provide an overview of each proposed entity on the team , including a brief history of the firm , licensure , and past experience working with the primary Partner to this proposal Provide an organizational chart illustrating the relationship between proposed entities and the intended role of key staff on the Partner's team 4 4827 - 1514 - 9050 , v 1PagePage pageNumber5 Provide the names of the lead staff from each proposed entity If unable to list proposed team members provide a statement outlining a strategy for open contractor and subcontractor selection C Relevant Experience Identify the Partner's experience with developments at airports , other construction projects , experience as an SFBO , or other experience that is related to the proposed development D Financial Stability The Partner must be able to establish its financial ability to undertake the development project Provide the past three years of audited financial statements and the current unaudited financial statements for the entity that will be guaranteeing the financing for the development project If an individual person or persons is are proposed to offer financial guarantees , provide audited financial statements or personally signed financial statements Provide initial letter of willingness from lenders to provide construction and permanent loans for the proposed development , stating their willingness to accept the Partner's construction and net worth guarantees for the proposed development Provide information regarding any prior bankruptcy proceedings , all outstanding judgments pending or final , and any ongoing or threatened lawsuits against the proposed Partner and any individual owner of the Partner or any related entity Financial statements should be provided in a separate envelope marked " Confidential " and shall be reviewed only by the Authority staff and its consultants and will not be made public E Statement of Availability The proposed Partner must provide a stamen that it is available to undertake the proposed public - private project and the projected timeline for project completion F Development Proposal Provide a preliminary development plan for the Airport development project that includes the following Narrative description of the general development approach and how the proposed concepts meet the Technical Specifications Preliminary concept plan that includes details such as the square footage of the hangar space and office space to be constructed The potential use of the hangar space by the Partner for its own SFBO purposes G References Include at least two references that can attest to your abilities to implement your proposed development plan References should include name , title , organization , telephone number and email address V SELECTION PROCESS 5 4827 - 1514 - 9050 , v 1PagePage pageNumber6The selection of a partner for the Airport development pursuant to the RFP will be conducted as follows • Screening applications for completeness • Ranking of qualified applicants • Interviews , if needed • Reference checks • Selection of a Partner to enter into a MOU to negotiate an agreement to develop the Airport site The Authority staff will select a candidate and will work with the selected respondent to reach an initial MOU that establishes the terms of negotiation for drafting a development agreement The Agreement will set forth the terms of each parties ' responsibilities with respect to the development project The Agreement will also include any other agreements and documents as may be required , including a ground lease and an operating agreement for any SFBO services The development agreement and any accompanying legal documents will be negotiated by the Authority staff and consultants and are subject to approval by the Authority Board If negotiations with the preferred Partner do not proceed in a timely or satisfactory manner , an alternative Partner may be selected or the Authority may reissue an RFP The Authority reserves the right to reject any or all proposals The Authority is not liable to pay or reimburse any costs incurred by any respondent in the development , submission or review of the RFP packages This includes , without limitation , all costs incurred by the respondent in its response to this RFP , in response to any request for information made by the Authority throughout the selection process , in negotiating with the Authority on any matter related to the RFP , or otherwise , unless specifically agreed to in writing by the Authority 6 4827 - 1514 - 9050 , v 1PagePage pageNumber7EXHIBIT A A 1 PERFORMANCE SPECIFICATION A 11 General These Design Requirements and Performance Specifications establish basic design , construction and performance requirements to be used in the design and construction of the Corporate Hangar Development Public Private Partnership Project the " Project " The term Design Build means for the purpose of this RFP , the design and construction of the Project The Design Requirements provide direction on certain aspects of Design Build applicable throughout the Project and the requirements to be followed for the Design Build in the event a Project element or component is not covered by a Performance Specification The Performance Specifications include both broad Design Build parameters and performance parameters They are generally in the form of recognized standards , under which components and elements of the Project are to be designed A 111 General Obligations of the Developer The Developer , in addition to performing all other requirements of the Project Documents , shall furnish all services , provide all materials , and undertake all efforts necessary or appropriate excluding only those services , materials , and efforts which the Project Documents specify will be undertaken by JNX or other Persons A 1111 To design and construct the Project and maintain it during construction in accordance with the requirements of the Project Documents , the Baseline Progress Schedule , all applicable Legal requirements , all Governmental Approvals , the Quality Plan including the Design Quality Control Plan and the Construction Quality Control Plan , and the Safety Plan ; assist JNX with public information and all other applicable safety , environmental , licensing and other requirements , taking into account the limits of the Project property and other physical limits resulting from constraints affecting the Project , so as to achieve Milestone completion and Operational Capability by the deadlines specified in the Lease ; and otherwise to do everything required by and in accordance with the Project Documents Operational Capability means demonstrated proof that all the functions and services required for the Project to be fully operational and available to the public , consistent with the Lease and Use Agreement and the Developer's Proposal A 1112 Comply with all conditions imposed by and undertake all actions required by and all actions necessary to maintain in full force and effect all State and County Approvals , including implementation of all environmental mitigation measures required , except to the extent that such responsibility is expressly assigned in the Project Documents to JNX or another Person ; A 1113 Page 7 of 14PagePage pageNumber8EXHIBIT A Comply with , and ensure that all Subcontractors comply with , all applicable Legal Requirements , including compliance with environmental laws ; and requirements regarding contaminated or hazardous materials management ; A 1114 Perform construction inspection , sampling , testing and all other activities in accordance with the Project Documents , Design Quality Control Plan , and Construction Quality Control Plan ; A 1115 Developer shall appoint a Quality Manager who will be responsible for managing the Developer's quality program and be responsible to JNX for acts and omissions of the Developers employees , agents , officers , and subcontractors and other entities , as though all such Persons were directly employed by the Developer A 12 Project - Specific Design Build Parameters Project - specific Design Build parameters are included under their appropriate and respective Performance Specifications Project - specific Design Build parameters may include , but are not limited to , Design Build parameters specific to the Project such as design life , size of Hangar and Office complexes , landscape architecture , landside pedestrian access , adjacent terminal building exterior connectivity , and interior exterior building design and construction criteria A 13 Design Build Requirements of the Project A 131 The Project consists of two 2 corporate box hangars and two - story office complex The hangars and office shall be designed and constructed to A 1321 Be in accordance with the existing airport thematic concept JNX requires that each Building on the Airport property have an architectural form that conveys themes central to those existing at JNX and that incorporates the environment and character of the Airport A 1322 Establish the appropriate type , size , and function of the facilities based on the following criteria ? Applicable Code North Carolina State Building Code [ Adopts IBC 2015 with Amendments ] ? Occupancy for the hangar complex is Group S - 1 ? Occupancy for office ancillary spaces will be Group B and will be constructed between the two hangar buildings Page 8 of 14PagePage pageNumber9EXHIBIT A ? Hangars shall be a minimum of 10,000 square feet each ? Office ancillary space will be two floors - maximum of 10,000 finished square feet ? Hangar aircraft access sliding door minimum span width of 100 feet ? Hangar aircraft access sliding door minimum height of 28 feet Aircraft hangars with a door height greater than 28 feet shall be provided with fire suppression for a Group I hangar regardless of maximum fire area , per NFPA Code ? Hangar s will be designed meeting the requirements of NFPA 409 Developer to submit building fire protection design criteria proving conformance to NFPA 409 at time of proposal submission ? Exterior wall finish for the hangar will be prefinished metal panel ? Exterior finish of the office portion may be a combination of masonry veneer and metal panel ? Office windows will have viewing of the airfield on the first and second floors ? Interior office windows will overlook the hangar interior spaces Ancillary uses shall be separated from aircraft servicing areas by a fire barrier of not less than 1 hour , conforming to applicable NFPA and Building Codes The Developer is responsible for determining the actual size of all buildings , based on design criteria herein The Developer can propose specific operational approaches that may impact square - footage requirements Approaches and their respective square footages must be fully described with a description of benefits to JNX as well as the impact on capital costs A 1323 Be pedestrian friendly and void of mechanical clutter A 1324 Be in accordance with the requirements of this specification , including performance requirements , standards and references , design and construction criteria , and required submittals for all structures on the site A 1325 Comply with applicable codes and the criteria specified or indicated and approved by JNX for any non - combustible structural system The hangars will be steel framed and feature clear span frames without the use of interior columns Structural drawings and calculations shall be furnished by a structural engineer licensed in the State of North Carolina A 1326 Page 9 of 14Page0EXHIBIT A Provide site lighting including airfield ramp lighting Ramp lighting shall be designed to avoid light pollution to the active airfield pavements runway and taxiways Pedestrian lighting shall be furnished around the perimeter of the hangar and office buildings The fixtures shall be consistent in material , color , style , and finish with the designed building theme A site lighting plan shall be submitted for approval by JNX A 1327 Landside area between the Project and designated parking lot to the northwest shall be landscaped Landscape architecture design shall convey the existing terminal building area landscape and span the length of the Project area Landscape architecture design shall incorporate proposed sidewalk design Landscaping plan shall be submitted to JNX for approval prior to construction A 1328 Provide landscaped common area between the Project and the landside parking lot that is both attractive and functional Landscaped common area shall provide a minimum of three 3 composite picnic tables with corresponding triangle sunshades Color pallet of composite picnic tables and sunshades shall be submitted to JNX for approval prior to construction A 1329 The hangar floors shall be concrete and polished finish A 14 Design Codes and Manuals In addition to other requirements listed in the Contract , the Developer shall comply with applicable and current effective engineering and construction codes and standards , including those of the various federal , state , and local jurisdictions The codes and standards establish quality parameters and type of workmanship , materials , and methods for testing and reporting The Developer is responsible for developing the drawings and specifications , and to construct the Project to meet or exceed all applicable code requirements and regulations impacting the Project whether it is so defined in the Project Documents If codes , standards , and or manuals are specified herein for the design and construction of an element of the Project , then the Developer shall use the latest approved version of the publication A 15 Standards and References The Developer shall design the Project , secure the necessary permits and authorizations , and implement the requirements in accordance with all applicable laws , codes , rules , ordinances , restrictions , and regulations of the Federal , State , regional or any local governing entity and judicial or administrative orders which affect this Project and the relevant requirements of the standards listed herein , unless otherwise stipulated Standards specifically cited in the body of Page 10 of 14Page1EXHIBIT A this specification that exceed the requirements of Federal , State and local standards shall take precedence over all others A 15 TABLE 1 Item # Issuing Agency and or Title 1 FAA Advisory Circular 150 5300 - 13A Airport Design 2 FAA Advisory Circular 150 5370 - 2G Operational Safety on Airports During Construction 3 North Carolina Building Code , most recent edition 4 North Carolina Energy Conservation Code , most recent edition 5 North Carolina Fire Prevention Code , most recent edition 6 North Carolina Fuel Gas Code , most recent edition 7 North Carolina Mechanical Code , most recent edition 8 North Carolina Plumbing Code , most recent edition 9 North Carolina Electrical Code , most recent edition 10 NFPA National Fire Protection Code 11 AASHTO Roadside Design Guide , most recent edition 12 ADA Accessibility Guidelines 13 AWWA American Water Works Association 14 CFR Code of Federal Regulations 15 IEEE Institute of Electrical and Electronics Engineers Standards 16 IESNA Illuminating Engineering Society of North America 17 NEMA National Electrical Manufacturers Association Standards 18 NSF National Sanitation Foundation 19 OSHA Code of Federal Regulations " CFR " 29 CFR 1926 20 UL Underwriters Laboratories Standards 21 USACE Clean Water Act " Section 404 Permit " 22 USDOT Department of Transportation Act 49 USC § 303 A 16 Design and Construction Review Process The Developer shall complete all Work necessary to achieve Operational Capability within the deadlines specified in the proposal A 161 General Provisions A 1611 The Project Documents establish the minimum standards of quality and define requirements that the design and construction must satisfy During the design process , the Developer shall develop Project Specifications and Design Plans based on the Project Documents that are applicable to the specific materials , products , equipment , procedures , and methods that the Developer intends to use Page 11 of 14Page2EXHIBIT A A 1612 The Work shall be performed in accordance with the details as shown on the approved Design Plans prepared by the Developer and those working plans prepared by the Developer It shall be solely the Developer's responsibility to provide working plans of such a nature as to develop a finished product in accordance with Design Plans , Project Specifications , and the requirements of the Project Documents A 162 Design Reviews Except as mutually agreed upon between the Developer and JNX , all design reviews will be conducted in the meeting space provided by JNX at the Airport Terminal Building The Developer shall invite JNX to participate in Definitive and Final Design reviews The Developer shall address and resolve comments in consultation with JNX A 1621 The design review of Definitive Design shall be the first design review after award of the Contract and is intended to verify that the design concepts proposed by the Developer meet the requirements of the Project Documents The Definitive Design review shall verify the following ? The design concepts are defined as consistent with the accepted requirements of the Project Documents ; ? The design concepts submitted with proposal are substantiated and justified by adequate site investigation and analysis ; ? The specific standards applicable to the proposed concepts are identified and appropriate ; ? The proposed design concepts are constructible ; ? The availability of required materials equipment ; ? The design meets Project quality requirements ; and ? Required procedures in the Design Quality Control Plan have been followed If the Definitive Design is amended and approved by JNX subsequent to the Definitive Design review , the Developer shall re - check and re - certify the design as an additional Definitive Design review A 1622 The Developer shall schedule and conduct a Final Design review when the Design Plans and Project Specifications for design are 100 complete The Developer shall specifically bring to the attention of JNX any changes to information presented at previous design reviews The Developer shall present the Final Design for review , comment , and approval by JNX If JNX believes any part of the plans or specifications do not meet the intent of the RFP and the Page 12 of 14Page3EXHIBIT A previous approved submittal then JNX will , in writing , inform the Developer of the points in question The Developer shall change or add as required by comments If the Developer disputes any of the comments then the two parties must discuss and resolve in writing before final approval of the plans With full resolution and submittal of the 100 plans and specifications , JNX will issue , in writing , an approval to begin construction in accordance with the final approved submittal A 1623 The Developer shall submit the As - Built Plans to JNX prior to requesting Conditional Occupancy from the County A 1624 JNX may conduct additional reviews as considered necessary to ensure a continued and uniform consistency in the quality and effective incorporation of revisions to designs The Developer may also initiate reviews with JNX necessary to facilitate early release of designs for construction A 163 Construction Reviews All work shall be completed on the Project using approved plans and specifications or as directed through non - conformance reports by the Designer of Record through the Quality Manager provided by the Developer Generally , all work on the Project shall be controlled by the Quality Manager provided by the Developer The Developer is responsible for all acts of its subcontractors and for the correct quality of the completed product JNX Authorized Representative will be allowed full access to the work site to observe and view records that indicate the compliance with the plans and specifications as well as the quality control records This does not replace or supplement the Developer's requirement to administer and control the work but shall allow JNX the right to have a representative to observe and gather information required by Lease and Use Agreement A 17 Operational Capability The Developer shall develop a formal checklist , in consultation with JNX , which will be used to help assess whether the Project is ready to achieve Conditional Occupancy Operational Capability Upon due notice from the Developer requesting inspection for purposes of determining Operational Capability , JNX's Authorized Representative shall make an inspection and review quality and other documentation If at such inspection and review , all Work provided for and contemplated by the Project Documents is found completed , including final cleanup and provision of As - Built Plans , JNX and or Johnston County shall issue a statement of Conditional Occupancy Operational Capability Page 13 of 14Page4EXHIBIT A CONCEPTUAL SITE PLAN - PHASES 1 & 2 Page 14 of 14Page