1-Hangar RFP - April 2026 v5~final.pdf

Florida Keys Marathon International Airport – Hangar RFP Page 1 of 59

REQUEST FOR PROPOSALS (RFP)

HANGAR DEVELOPMENT AT

THE FLORIDA KEYS MARATHON INTERNATIONAL AIRPORT

ISSUE DATE: May 16, 2026

PRE-BID MEETING: June 9, 2026

(MANDATORY)

WRITTEN QUESTIONS July 9, 2026

DUE DATE:

WRITTEN QUESTIONS July 23, 2026

RESPONSE DATE:

PROPOSAL DUE DATE: July 30, 2026

CONTACT: Michael Legere, Airport Manager

Email: Legere-michael@monroecounty-fl.gov Phone: 305.289.6302 mailto:Legere-michael@monroecounty-fl.gov mailto:Legere-michael@monroecounty-fl.gov

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TABLE OF CONTENTS

Page

NOTICE 3

SECTION ONE 4

Instruction to Respondents

SECTION TWO 15

Proposal Specifications

SECTION THREE 17

Contract

BID PROPOSAL/FORMS 48

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NOTICE OF REQUEST FOR COMPETITIVE SOLICITATIONS

NOTICE IS HEREBY GIVEN that on Thursday, July 30, 2026 at 3:00 P.M., the Monroe County Purchasing Office will receive and open sealed responses for the following:

Hangar Development – MTH

There will be a mandatory pre-bid conference on Thursday, June 9, at 2:00 pm, The Florida Keys Marathon International Airport, 9400 Overseas Highway, Suite 200, Marathon, Florida.

Pursuant to F.S. § 50.0211(3)(a), all published competitive solicitation notices can be viewed at:

www.floridapublicnotices.com, a searchable Statewide repository for all published legal notices.

Requirements for submission and the selection criteria may be requested from the County’s electronic bidding platform at https://monroecounty-fl.bonfirehub.com OR www.monroecounty-fl.gov/BonfireBids. The Public Record is available upon request.

Monroe County Purchasing Department receives bids via the Bonfire electronic bidding platform.

Please do not email, mail or attempt to deliver in person any sealed bids.

Emailed/mailed/physically delivered bids/proposals/responses WILL NOT be accepted.

The Monroe County Purchasing Department hereby directs that bids be submitted via the Bonfire electronic bidding platform at https://monroecounty-fl.bonfirehub.com, no later than 3:00 P.M. on July 30, 2026. There is no cost to the bidder to use the Bonfire platform.

Please do not submit your confidential financial information as part of your proposal. There are separate uploads for each set of documents, including confidential financial information. All proposals will be made public on the platform after an intended decision or 45 days, whichever is earlier, unless the bids/proposals are rejected in accordance with F.S. 119.071. If your proposal document includes financial information, that information will not be considered confidential and will be available and viewable to the public in accordance with public records law.

The bid opening for this solicitation will be held virtually, via the internet, at 3:00 P.M., on Thursday, July 30, 2026. You may call in by phone or internet using the following:

Join Zoom Meeting https://mcbocc.zoom.us/j/4509326156

Meeting ID: 4509326156 One tap mobile:

+16465189805,,4509326156# US (New York) +16699006833,,4509326156# US (San Jose)

Dial by your location:

+1 646 518 9805 (New York) +1 669 900 6833 (San Jose)

Publication dates:

Citizen: Sat., May 16, 2026 Keys Weekly: Sat., May 16, 2026 News Barometer: Sat., May 16, 2026 https://mcbocc.zoom.us/j/4509326156

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SECTION ONE

INSTRUCTION TO RESPONDENTS

1.01 INTRODUCTION DESCRIPTION

The Florida Keys Marathon International Airport (“MTH” or the “Airport”) is owned and operated by Monroe County, FL (the “County”). MTH is a Part 139 certificated airport which can service scheduled and unscheduled operations of small and large air carrier aircraft. The Airport holds and maintains an Airport Operating Certificate issued by the FAA.

The Airport is non-towered, served by one (1) Runway 07/25 (5,008’ long x 100’ wide), and is open 24 hours per day, while the Airport’s FBO operates from 0700-1900 local time, daily. The Airport has certain amenities and facilities to include:

̊ Airport perimeter is fenced, with several motorized access gates.

̊ On-Airfield ASOS (weather reporting).

̊ On-Airport car rental services.

̊ Aircraft rental and flight instruction.

̊ Self and full-service aircraft fueling.

̊ A&P services.

Monroe County is issuing this Request for Proposals (RFP) for qualified parties (“Respondents”) interested in the subject aeronautical property located at 506 106 Street Gulf in Marathon, FL (the “Subject Property”). The Subject Property currently consists of a hangar that contains about 13,100 square feet located on a 165 ft. by 212 ft parcel of approximately 34,980 square feet of land designated for aeronautical purposes, and also includes a separate 176 ft. by 20 ft. parcel of approximately 3,250 square feet for vehicle parking. The hangar is a pre-engineered metal building with about 4% support area. The hangar was constructed in 1985 and is considered to be in poor condition, with elements of deferred maintenance noted.

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Interior View

Interior View

The County does hereby wish to solicit proposals to demolish and remove the existing hangar and slab constructed in 1985 on the Subject Property and construct a new hangar (meeting current building codes) for storage of aircraft in the same location. Current building codes may require site elevation changes and drainage modifications for grade changes in the current location at the Airport. In addition, the county wishes to inform all respondents of the fact that the subject premises is currently occupied by a holdover tenant. By way of letter dated April 7, 2026, the

Florida Keys Marathon International Airport – Hangar RFP Page 6 of 59 holdover tenant has been placed on notice of this competitive solicitation. In addition, the holdover tenant was placed on notice via certified letter dated May 6, 2026 that the tenant was expected to peaceably vacate the premises by August 4, 2026. In the event the holdover tenant does not or has not vacated the subject premises by August 4, 2026, the County shall proceed with initiating eviction proceedings.

This RFP document provides background and general information for Respondents and is to be used as a guideline to develop a proposal.

Respondents must be an individual or recognized company, corporation, sole proprietary, limited liability company (LLC), or partnership organized under the laws of the United States of America, and must provide written evidence that it is in good standing and authorized to do business in the State of Florida. Each Respondent must demonstrate it has adequate financial resources, including but not limited to the ability to provide the appropriate insurance as required by the County. Audited financial statements for the Respondent’s last three (3) fiscal years are required. If such audited financial statements are not available for the proposer, such financial information as is available must be submitted, so as to adequately evidence proposer has the financial resources to perform all obligations stipulated in this RFP.

Each Respondent may only submit one Bid.

1.02 DEFINED TERMS

Terms used in the Instructions to Respondents are defined and have the meanings assigned to them in this RFP. The terms Bidder, LESSEE, Proposer, and Respondent are synonymous.

1.03 DISQUALIFICATION OF RESPONDENTS

A. A mandatory in-person pre-bid meeting will be held on Tuesday, June 9, at 2:00 pm, at the Florida Keys Marathon International Airport, 9400 Overseas Highway, Suite 200, Marathon, Florida. Prospective bidders failing to attend the Mandatory Pre-Bid Meeting shall forfeit their opportunity to respond to the solicitation.

B. ONE PROPOSAL: Only one proposal from an individual, firm, partnership or corporation under the same or under different names will be considered. In the event evidence is discovered which indicates a Respondent has interest in more than one proposal for the work involved, all proposals in which such a Respondent has an interest may be rejected.

C. LOBBYING AND CONFLICT OF INTEREST CLAUSE: Any person submitting a bid or proposal in response to this invitation must execute the enclosed LOBBYING AND CONFLICT OF INTEREST CLAUSE and submit it with the bid or proposal. Failure to complete this form in every detail and submit it with the bid or proposal may result in immediate disqualification of the bid or proposal

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D. NON-COLLUSION AFFIDAVIT: Any Respondent submitting a bid or proposal in response to this RFP must execute the enclosed NON-COLLUSION AFFIDAVIT. If it is discovered that collusion exists among the Respondent, the bid or proposals of all Respondents in such collusion shall be rejected, and no Respondents in such collusion will be considered in future bids for the same work.

E. DRUG-FREE WORKPLACE FORM: Any person submitting a bid or proposal in response to this invitation must execute the enclosed DRUG-FREE WORKPLACE FORM and submit it with his bid or proposal. Failure to complete this form in every detail and submit it with your bid or proposal may result in immediate disqualification of your bid or proposal.

F. PUBLIC ENTITY CRIME: A person or affiliate who has been placed on the convicted vendor list following a conviction for a public entity crime may not submit a bid on a contract to provide any goods or services to a public entity, may not submit a bid on a contract with a public entity for the construction or repair of a public building or public work, may not submit bids on leases or perform work as a lessee, supplier, sub-lessee, or consultant under a contract with any public entity, and may not transact business with any public entity in excess of the threshold amount provided in Section 287.017, Florida Statutes, for CATEGORY TWO for a period of 36 months from the date of being placed on the convicted vendor list. Category Two: $25,000.00

G. VENDOR CERTIFICIATION REGARDING SCRUTINIZED COMPANIES:

Section 287.135, Florida Statutes, prohibits a company from bidding on, submitting a proposal for, or entering into or renewing a contract for goods or services of any amount if, at the time of contracting or renewal, the company is on the Scrutinized Companies that Boycott Israel List, created pursuant to Section 215.4725, Florida Statutes, or is engaged in a Boycott of Israel. Section 287.135, Florida Statutes, also prohibits a company from bidding on, submitting a proposal for, or entering into or renewing a contract for goods or services of $1,000,000 or more, that are on either the Scrutinized Companies with Activities in Sudan List or the Scrutinized Companies with Activities in the Iran Petroleum Energy Sector Lists which were created pursuant to s. 215.473, Florida Statutes, or is engaged in business operations in Cuba or Syria.

H. AFFIDAVIT ATTESTING TO NONCOERCIVE CONDUCT FOR LABOR OR

SERVICES. Any entity submitting a bid or proposal in response to this RFP must execute the enclosed AFFIDAVIT ATTESTING TO NONCOERCIVE CONDUCT FOR LABOR OR SERVICES and submit it with his bid or proposal.

Failure to complete this affidavit in every detail and submit it with your bid or proposal may result in immediate disqualification of your bid or proposal.

1.04 EXAMINATION OF CONTRACT DOCUMENTS

No oral interpretations will be made to any Respondent as to the meaning of the contract documents. All inquiries or requests shall be submitted in writing to the Airport Business Office, Florida Keys Marathon International Airport – Hangar RFP Page 8 of 59

3491 S. Roosevelt Blvd., Key West Florida, 33040 – Attn. Michael Legere or by e-mail Legere- Michael@MonroeCounty-FL.Gov. Any inquiry or request for interpretation received seven (7) or more days (excluding Saturdays, Sundays, and holidays) prior to the date fixed for opening of responses will be given consideration. A summary of questions received and answers provided will be made in writing in the form of an addendum and, if issued, shall be posted on Bonfire and a notification will be furnished by Bonfire to all known prospective Respondents listed, prior to the established proposal opening date. It shall be the Respondents’ sole responsibility thereafter to download the addendum. Each Respondent shall acknowledge receipt of such addenda in the space provided therefore in the proposal form. In case any Respondent fails to acknowledge receipt of such addenda or addendum, his proposal will nevertheless be construed as though it had been received and acknowledged and the submission of his/her proposal will constitute acknowledgment of the receipt of same. All addenda are a part of the bid documents and each Respondent will be bound by such addenda, whether or not received by him/her. It is the responsibility of each Respondent to verify that he/she has received all addenda issued before proposals are opened.

1.05 AIRPORT SECURITY

A. General. The Transportation Security Administration (TSA) is the federal agency primarily responsible for overseeing the security measures utilized by the County pursuant to the relevant provisions of Title 49, United States Code, and regulations adopted under the authority of the Code, including but not limited to Title 49, Code of Federal Regulations, Parts 1540 and1542. Violations of such statutes or regulations may result in severe civil monetary penalties being assessed against the County. It is the intent of the County that the burdens and consequences of any security violations imposed upon the County as a result of actions by an airport tenant or the airport tenant’s employees, agents, invitees, or licensees shall be borne by the airport tenant.

1.06 GOVERNING LAWS AND REGULATIONS

A. The Respondent is required to be familiar with and shall be responsible for complying with all federal, state, and local laws, ordinances, rules, and regulations that in any manner affect the work including but not limited to applicable FAA and TSA regulations and policies.

B. Respondent shall be responsible for obtaining any applicable licenses required by

Monroe County or the City of Marathon before beginning operations.

1.07 PREPARATION OF PROPOSALS

A. Signature of the Respondent: The Respondent must sign the Proposal form in the space provided for the signature. If the Respondent is an individual, the words “doing business as ____________”, or “Sole Owner” must appear beneath such signature. In the case of a partnership, the signature of at least one of the partners

Florida Keys Marathon International Airport – Hangar RFP Page 9 of 59 must follow the firm name and the words “Member of the Firm” should be written beneath such signature. If the Respondent is a corporation, the title of the officer signing the proposal on behalf of the corporation must be stated along with the Corporation Seal Stamp and evidence of his authority to sign the proposal must be submitted. The Respondent shall state in the proposal the name and address of each person interested therein.

1.08 SUBMISSION OF PROPOSALS

All proposals must be submitted in accordance with the instructions in the Notice of Request for Competitive Solicitations in this RFP. To be considered, please submit proposals no later than 3 pm on Thursday, July 30, 2026. No proposals will be accepted after 3 pm. Bonfire will not allow any proposals to be uploaded after the time and date for receipt of proposals. The respondent shall bear all costs associated with the preparation and submission. Information submitted in response to this RFP will become the property of the County and is subject to Florida public records law.

In addition to the responses required in SECTION TWO, PROPOSAL SPECIFICATIONS, the Respondent will provide the following information:

(1) A list of the person's or entity's shareholders with five percent (5%) or more of the stock or, if a general partnership, a list of the general partners; or, if a limited liability company, a list of its members; or, if a solely owned proprietorship, names(s) of owner(s);

(2) A list of the officers and directors of the entity;

(3) The number of years the person or entity has been operating and, if different, the number of years it has been providing the services, goods, or construction services called for in the bid specifications (include a list of similar projects);

(4) The number of years the person or entity has operated under its present name and any prior names;

(5) Answers to the following questions regarding claims and suits:

a. Has the person, principals, entity, or any entity previously owned, operated or directed by any of its officers, major shareholders or directors, ever failed to complete work or provide the goods for which it has contracted? Yes or No. If yes, provide details;

b. Are there any judgments, claims, arbitration proceeding or suits pending or outstanding against the person, principal of the entity, or entity, or any entity previously owned, operated or directed by any of its officers, directors, or general partners? Yes or No. If yes, provide details;

c. Has the person, principal of the entity, entity, or any entity previously owned, operated or directed by any of its officers, major shareholders or directors, within the last five years, been a party to any lawsuit, arbitration, or mediation with regard to a contract for services, goods or construction services similar to those requested in the specifications with private or public entities?

Yes or No. If yes, provide details;

d. Has the person, principal of the entity, or any entity previously owned, operated or directed by any of its officers, owners, partners, major shareholders or directors, ever initiated litigation against the county or been sued by the county in connection with a contract to provide services, goods or construction services? Yes or No. If yes, provide details;

e. Whether, within the last five (5) years, the owner, an officer, general partner, principal, controlling shareholder or major creditor of the person or entity was an officer, director, general

Florida Keys Marathon International Airport – Hangar RFP Page 10 of 59 partner, principal, controlling shareholder or major creditor of any other entity that failed to perform services or furnish goods similar to those sought in the request for competitive solicitation;

(6) Customer references (minimum of three), including name, current address and current telephone number;

(7) Credit references (minimum of three), including name, current address and current telephone number;

(8) Financial statements for the prior three (3) years for the responding entity or for any entity that is a subsidiary to the responding entity; and

(9) Any financial information requested by the COUNTY department involved in the competitive solicitation, related to the financial qualifications, technical competence, the ability to satisfactorily perform within the contract time constraints, or other information the department deems necessary to enable the department and Board of County Commissioners to determine if the person responding is responsible.

Respondents shall also complete and execute the forms specified below and found at the designated pages in this RFQ, signatures shall be current on all forms, dated within thirty (30) days of the date of submission.

Form Page Insurance Agent’s Statement 56

Bid Proposal Form 48 Non-Collusion Affidavit 52

Lobbying and Conflict of Interest Clause 51 Drug Free Workplace Form 53 Public Entity Crime Statement 57 Vendor Certification Regarding Scrutinized Companies 58 Affidavit Attesting to Noncoercive Conduct for Labor and Services 59

1.10 WITHDRAWAL OF PROPOSAL

Proposals may be withdrawn on Bonfire prior to the time of the bid opening. Withdrawn proposals may be resubmitted on Bonfire up to the time designated for receipt of proposals provided they are fully in conformance with submission instructions.

1.11 MODIFICATION OF PROPOSALS

Prior to the time and date designated for receipt of proposals, any proposal submitted may be modified by removing the existing bid from Bonfire and uploading a new complete proposal.

1.12 RECEIPT AND OPENING OF PROPOSALS

Proposals will be received until the designated time and will be publicly opened and read aloud at the appointed time and place stated in this RFP. The County’s representative authorized to open the proposals will decide when the specified time has arrived, and no proposals received thereafter will be considered. No responsibility will be attached to anyone for the premature opening of a

Florida Keys Marathon International Airport – Hangar RFP Page 11 of 59 proposal not properly addressed and identified. Respondents or their authorized agents are invited to be present.

1.13 DETERMINATION OF QUALIFIED RESPONDENT(S)

The County reserves the right to reject any and all proposals and to waive technical errors and irregularities as may be deemed best for the interests of the County. Proposals which contain modifications, are incomplete, conditional, obscure, or which contain additions not requested or irregularities of any kind, or which do not comply in every respect with the Instruction to Respondents, and the bid documents, may be rejected at the option of the County.

1.14 AWARD OF AGREEMENT

A. The County reserves the right to reject any or all proposals, or any part of any proposal, to waive any informality in any proposal, or to re-advertise for all or part of the services contemplated. If a proposal is found to be acceptable by the County, written notice will be given to the selected Respondent of the acceptance of its proposal and of the award of the Agreement to it following formal approval and acceptance of the proposal at a regularly scheduled meeting of the Monroe County Board of County Commissioners.

B. If the award of the Agreement is annulled, the County may award the Agreement to another Respondent or the solicitation may be re-advertised as the County decides.

C. The Agreement will be awarded to the highest scoring responsive proposal complying with the applicable conditions of the bid documents.

D. The OWNER also reserves the right to reject the proposal of a Respondent who has previously failed to perform properly.

E. The highest scoring responsive proposal, along with the recommendation of the

Director of Airports and the County Administrator, will be presented to the Board of County Commissioners of Monroe County, Florida, for final awarding or otherwise.

F. Any Bidder/Respondent/Proposer who claims to be adversely affected by the decision or intended decision to award a contract shall submit in writing a notice of protest which must be received by the County within seventy-two (72) hours or three (3) business days, whichever is less, after the posting of the notice of decision or intended decision on Bonfire or posting of the Notice of Decision or Intended Decision on the Monroe County Board of County Commissioner’ agenda, whichever occurs first. Additionally, a formal written protest must be submitted in writing and must be received by the County Attorney’s Office seventy-two (72) hours or three (3) business days prior to the Board of County Commissioner’s meeting date in which the award of contract by the Board of County Commissioners

Florida Keys Marathon International Airport – Hangar RFP Page 12 of 59 will be heard. The only opportunity to address protest claims is before the BOCC at the designated public meeting in which the agenda item awarding the contract is heard. In accordance with the Rules of Debate as set forth in the Monroe County Board of County Commissioners Administrative Procedures, the Bidder/Respondent/Proposer that filed the protest is responsible for providing the Clerk with his/her name and residence prior to the agenda item to award the contract being called in order to preserve their opportunity to be heard on this matter. An individual has three (3) minutes to address the Commission and a person representing an organization has five (5) minutes to address the Commission. The BOCC decision to award the contract is final and at their sole discretion. Failure to timely protest within the times prescribed herein shall constitute a waiver of the ability to protest the award of contract, unless it is determined that it is in the best interest of the County to do so.

1.15 EXECUTION OF CONTRACT

A Respondent to whom an Agreement is awarded shall be provided and will be required to return to the County one (1) executed counterparts of the prescribed Agreement together with the required certificates of insurance within fifteen (15) days from the date of notice of acceptance of the Respondent’s proposal.

1.16 CERTIFICATE OF INSURANCE

A. To be eligible for award, Respondent must obtain and maintain at its own expense all insurance coverage specified herein. Respondent ’s insurance must extend all required coverage to any Subcontractors engaged for the performance of work; or alternatively, Respondent shall be responsible for requiring all Subcontractors to obtain and maintain all coverage required by this section. Any deviation from these insurance requirements must be supported by an Insurance Waiver Form approved by the Monroe County Risk Manager. Insurance Waivers may be requested from the Risk Management Department: Tel (305) 292-3470; Eml:

risk_management@monroecounty-fl.gov.

B. In the event of a claim, Respondent shall be responsible for payment of any deductible or self-insurance retention that may be reflected in the insurance policies maintained pursuant to the requirements of this section. The County’s acceptance and/or approval of Respondent ’s insurance policies shall not be construed as relieving or limiting any liability of Respondent that may arise from the performance of Work under this Agreement.

C. Respondent shall maintain the following coverage:

• Commercial General Liability: Respondent ’s insurance policy shall cover, at a minimum, premises operations, personal injury (including death), property damage, products & completed operations, and blanket contractual liability. If coverage is provided on a Claims Made basis, Respondent ’s policy must provide for claims filed during the term of this Agreement, and for twelve (12) months after its termination or expiration.

Respondent ’s policy shall be endorsed to name Monroe County Board of County mailto:risk_management@monroecounty-fl.gov

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Commissioners as Additional Insured. The minimum limits acceptable are: $1,000,000 Combined Single Limit (CSL).

• Explosion, Collapse, Underground (XCU): As this Agreement contemplates performance of work involving demolition or blasting, Respondent ’s general liability insurance must not exclude property damage caused by perils involving subsidence, earth movement (excepting earthquake), explosion, collapse, or underground property damage.

• Business Auto Liability: Respondent ’s insurance policy shall provide coverage for all owned, non-owned, and hired vehicles used in the performance of work under this Agreement. Respondent ’s policy shall be endorsed to name Monroe County Board of County Commissioners as Additional Insured. The minimum acceptable limit is:

$1,000,000 Combined Single Limit (CSL). If Split Limits are provided, the minimum acceptable limits are: $500,000 per person; $1,000,000 per Occurrence; $100,000 Property Damage.

• Worker’s Compensation: Respondent ’s insurance policy shall reflect coverage and limits sufficient to meet requirements of Chapter 440, Florida Statutes. In addition, Respondent shall maintain Employer’s Liability Insurance with limits not less than:

$1,000,000 bodily injury by accident; $1,000,000 bodily injury by disease (aggregate);

$1,000,000 bodily injury by disease (per employee). If Respondent believes they are exempt from providing Worker’s Compensation insurance under Florida law, the Respondent must obtain an approved Insurance Waiver form from the Monroe County Risk Manager. If the Respondent has been recognized by the Florida Department of State as an authorized self-insurer, the County may recognize and honor the Respondent ’s status. Upon request, Respondent shall be required submit a Letter of Authorization from the Department, and may be required to periodically submit to the County current financial statements from the self-insurance fund.

• Architect Errors & Omissions: Respondent shall maintain professional liability insurance providing coverage for any and all claims arising from the performance of services by any architect or engineer performing services under the Agreement.

Respondent shall be required to maintain such coverage for a period of no less than two

(2) years following the Substantial Completion date for the Project. The minimum acceptable limits of liability are $500,000 per Occurrence / $1,000,000 Aggregate.

• Builders Risk: Respondent shall obtain and maintain Builder’s Risk insurance on an All Risk of Loss form. At a minimum, coverage shall include: flood, windstorm, theft, hail, explosion, riot, civil commotion, aircraft, smoke, fire, collapse, and vehicles. Policy limits shall be no less than the Full Replacement Value of the completed structure. Coverage shall be provided on a Completed Value basis. Property, materials, or supplies located on the construction premises, which are intended to become a permanent part of the building will be included as insured property. Respondent’s Builder’s Risk policy shall be endorsed to permit occupancy of the building prior to final completion of the project without effect to coverage. Monroe County Board of County Commissioners shall be named as a Named Insured as their interest may appear (ATIMA), and as a Loss Payee. To the extent any

Florida Keys Marathon International Airport – Hangar RFP Page 14 of 59 claim is made on Respondent’s Builder’s Risk policy, no claim shall be finalized without prior approval of Monroe County Board of County Commissioners.

• Airport / Hangarkeepers Liability: prior to Respondent taking possession of the Property following completion of construction activities, Respondent shall be required to obtain at its sole expense and maintain for the remaining term of the Agreement, insurance providing coverage for Airport /Hangarkeepers liability insurance, including but not limited to the repair, servicing, fueling and storage of aircraft in the subject premises.

Respondent’s policy shall be endorsed to name Monroe County Board of County Commissioners as Additional Insured. The minimum acceptable limit of liability is $1,000,000 Combined Single Limit (CSL).

• All Risk Property Insurance: Prior to Respondent taking possession of the Property following completion of construction activities, Respondent shall obtain All Risk Property Insurance, with limits no less than the Replacement Cost Value (RCV) of the Property.

Respondent shall maintain such All Risk Property Insurance throughout the remaining term of the Agreement. At a minimum, Respondent’s insurance shall include coverage for loss from: flood, windstorm, fire, sprinkler leakage, civil commotion, lightning, vandalism, sinkhole collapse, smoke, aircraft / vehicle damage, and explosion. Monroe County BOCC shall be named Additional Insured and Loss Payee on Respondent’s Policy.

D. Within fifteen (15) days of award, Respondent shall submit proof of the following insurance coverages as specified in this section: Commercial General Liability;

Business Auto Liability; Worker’s Compensation, Architect Errors & Omissions.

Respondent will not be permitted to commence work (including pre-staging of personnel and material) until satisfactory evidence of the required insurance has been furnished to the Monroe County, to include Builder’s Risk Coverage.

Respondent must submit satisfactory evidence of the required insurance coverage, either: a Certificate of Insurance; or a Certified copy of Respondent ’s Insurance Policies. Policies shall be written by companies licensed to do business in the State of Florida and having an agent for service of process in the State of Florida. State of Florida and having an agent for service of process in the State of Florida.

Companies shall have an A.M. Best rating of VI or better and a financial rating of A- from A.M. The County reserves the right, at its sole option, to require Respondent to produce a certified copy of any or all insurance policies required by the Agreement. At a minimum, all insurance policies maintained by Respondent or a Subcontractor must:

(1) specify they are not subject to cancellation, non-renewal, material change, or reduction in coverage unless a minimum of thirty (30) days prior notification is given to the County by the insurer; and

(2) include a waiver of subrogation rights held by Respondent ’s insurer with respect to claims against the County, and its employees, officers and insurers that arise from any loss, liability, or obligation covered by Respondent ’s insurance policies.

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SECTION TWO

PROPOSAL SPECIFICIATIONS

HANGAR DEVELOPMENT – MTH

1. PREMISES. The County owns an approximately 13,100 square foot hangar facility situated upon a parcel of land that is approximately 34,980 square feet with an additional 3,520 SF of real property for use as employee and customer parking located at the Florida Keys Marathon International Airport, hereafter the premises, as described in Exhibit "A" attached hereto and incorporated herein (the “Subject Property”).

2. HANGAR CONSTRUCTION MILESTONE REQUIREMENTS. All Respondents shall be required to submit a conceptual design with their proposals. Following the award to the selected proposer, the selected proposer shall demolish the existing hangar and construct a new hangar facility which meets current airport minimum standards (attached) for The Florida Keys Marathon International Airport. The selected proposer shall submit 30% schematic design drawings no later than 6 months following the award of the agreement. Completed construction drawings shall be submitted no later than 18 months following award of the agreement with construction of the new hangar facility being completed within 2 years from award of agreement.

3. HOLDOVER TENANT. The subject premises is currently occupied by a holdover tenant.

By way of letter dated April 7, 2026, the holdover tenant has been placed on notice of this competitive solicitation. In addition, the holdover tenant was placed on notice, via certified letter dated May 6, 2026, that the tenant was expected to peaceably vacate the premises by August 4, 2026 In the event the holdover tenant does not or has not vacated the subject premises by August 4, 2026, the County shall proceed with initiating eviction proceedings.

4. COMMERCIAL AVIATION USE and PRIVIELGES. The selected Proposer shall develop the parcel to construct an aircraft storage hangar for non-commercial purposes. The selected Proposer may separately submit an application to engage in one or more commercial aeronautical activities in accordance with the Minimum Standards for Commercial Aeronautical Activities by Fixed Base Operators and Other Aeronautical Service Providers at Monroe County Airports (Minimum Standards). No commercial aeronautical activities may be performed by the Lessee without the prior written consent of the Monroe County Board of County Commissioners.

5. HANGAR USE PLAN. The Subject Property and constructed hangar must be used only for aeronautical purposes. Respondent shall submit an outline of the intended use of the newly constructed facility whether for business operation or for business/personal aircraft storage. The successful Respondent shall obtain final approval from the County on the proposed final design before proceeding with construction.

6. SCOPE. The successful Respondent shall be required to demolish and remove the existing 13,100 SF hangar and concrete slab constructed in 1985, construct a new hangar, not less than 13,000 SF (meeting current building codes) for aircraft storage. Current building codes may require site elevation changes and drainage modifications for grade changes. The successful

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Respondent shall furnish all necessary supervision, labor, tools, materials, and equipment required to complete this project.

6. SELECTION CRITERIA. At a minimum, the proposal should include all items as specified in this RFP. Proposals will be evaluated based on the following criteria, ranking in order of the following:

a. Proposed Development of Property Proposers will be evaluated on the feasibility of the property based on size, design, and exceptions. Evaluation of proposed development and use of the parcel for compliance with Airport Minimum Standards and FAA standards.

b. Financial Ability to Perform Evaluation of proposers financial statements to determine the ability to finance development and lease.

c. Schedule Evaluation of schedule and timing of the proposed hangar construction.

d. Proposed market rent - monthly

The maximum points allowable points for each of the Selection Criteria shall be 25 points.

a. Proposed Development of Property ____ points

b. Financial Ability to Perform ____ points

c. Schedule ____ points

d. Proposed market rent - monthly ____ points

7. TRANSITION PERIOD. Respondents must provide a description of time which will be allotted to the current tenant, Antique Air Restoration as a transition period to complete ongoing aircraft maintenance projects.

8. PERSONNEL. Communication between the County and the successful Respondent is very important. Therefore, the successful Respondent must assure that at least one (1) of its personnel on-duty can communicate well in the English language with the County and its designated representatives. Any employee hired by the successful Respondent will be the successful Respondent employee and in no way has any association with the County. The successful Respondent shall insure that its employees are trained in all appropriate safety regulations, including but not limited to, OSHA regulations and all other applicable local, State and Federal regulations.

9. TERM OF AGREEMENT. The desired Lease will be for a minimum of twenty (20) year term, depending on the level of investment in the proposed improvements

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SECTION THREE

FLORIDA KEYS MARATHON INTERNATIONAL AIRPORT

HANGAR LEASE AND DEVELOPMENT AGREEMENT

This General Aviation Hangar Lease and Development Agreement (this “Agreement”) is made by and between Monroe County, Florida (the “County”), a political subdivision of the State of Florida, whose address is 1100 Simonton Street, Key West, Florida 33040, and _____________ (“Lessee”), a _______ [authorized to do business in the State of Florida] (each a “Party” and, together, the “Parties”), on this __ day of ________, 20__, (“Effective Date”).

RECITALS

I. County owns and operates the Florida Keys Marathon International Airport (the “Airport”).

II. County desires to lease a portion of the Airport as depicted on Exhibit A to this Agreement (the “Subject Property”), for the demolition of the existing improvements thereon and the construction and maintenance of a new aircraft storage hangar (the “Project”), subject to all of the various terms and conditions of this Agreement and all of the laws, regulations, and other requirements references in this Agreement.

III. County issued a Request for Proposals (“RFP”) for the Project and selected Lessee’s proposal

(the “Proposal”) as the most qualified.

IV. County has determined that Lessee’s proposed development of the Subject Property serves a legitimate public purpose and is willing to lease the Subject Property to Lessee subject to all of the various terms and conditions of this Agreement and all of the laws, regulations, and other requirements references in this Agreement.

AGREEMENT

1. Definitions. In addition to all other terms defined within this Agreement, the following definitions shall apply to capitalized terms used within this Agreement:

A. “Affiliate” means a corporation, limited liability company, trust, or other entity that, directly or indirectly through one or more intermediaries, controls, is controlled by, or is under common control with the Lessee.

B. “Authorized Aircraft” means those aircraft which may be stored on the Subject Property, which are both (a) owned by Lessee, an Affiliate, or authorized sublessee, or leased for Lessee’s, Affiliate’s, or authorized sublessee’s exclusive use, and (b) listed in Exhibit B of this Agreement, as it may be amended in accordance with the provisions herein

C. “Date of Beneficial Occupancy” or “DBO” means that date that a Temporary Certificate of Occupancy (TCO) is issued by the County with respect to the Leasehold Improvements required to be constructed in accordance with the RFP and Proposal.

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D. “Developable Land” means that land on the Subject Property which may be used for the construction or installation of a hangar(s) or other improvement(s), subject to the terms and conditions set forth in this Agreement. The location and extent of Usable Land within the Subject Property is specified in Section 2 of this Agreement and depicted on Exhibit A.

E. “Director” means that individual duly appointed by the County as the Director of Airports and such individual’s designee(s).

F. “FAA” means the Federal Aviation Administration or a successor agency thereto.

G. “Grant Assurances” means the County’s federal airport sponsor grant assurances, including but not limited to those grant assurances to which the County must agree as a condition precedent to the receipt of federal funds under the FAA’s Airport Improvement Program.

H. “Leasehold Improvement” means any improvement, including but not limited to a hangar, building, or other structure, whether or not permanently attached to the Subject Property, that is placed, installed, or constructed on the Subject Property.

I. “Legal Requirements” means all applicable existing and future federal, state, local, and County laws, regulations, ordinances, orders, rules, directives, and policies pertaining to the use or occupancy of the Airport, including without limitation: the Grant Assurances;

FAA regulations, orders, and guidance; County policies, standards, rules, and directives of the Airport Director; and all building, environmental, fire, safety, zoning, or other codes, ordinances, statues, and directives of governmental agencies having jurisdiction over the Airport, County, or Lessee.

J. “Minimum Standards” means those qualifications established by the County, as may be amended from time to time, setting forth the minimum requirements that must be met to conduct any commercial non-commercial activities at the Airport.

K. “Parking Area Land” means that portion of the land on the Subject Property that shall be used solely vehicle parking and is not usable for the construction or installation of a hangar(s) or other improvement(s). The location and extent of Parking Area Land within the Subject Property is specified in Section 2 of this Agreement and depicted on Exhibit A.

L. “Personal Property” means any movable thing or intangible item of value that is capable of being owned by a person and is not real property, an improvement to real property, or a fixture attached to such improvement.

M. “Vehicle” means a motor vehicle, a watercraft, or a trailer (or other attachment or extension to any motor vehicle, boat, or trailer), but not an aircraft or aircraft part.

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2. Premises Leased. County hereby leases to Lessee the Subject Property for Lessee’s exclusive use, together with the right of ingress and egress, subject to all of the terms and conditions of this Agreement. The Subject Property includes a 165 ft. by 212 ft parcel of approximately 34,980 square feet of Developable Land and a separate 176 ft. by 20 ft. parcel of approximately 3,520 square feet of Parking Area Land, as depicted on Exhibit A. Lessee agrees to accept the Subject Property “as is,” and County makes no representation or warranty as to the condition of the Subject Property or its suitability for any particular purpose.

3. Rent and Fees.

A. Initial Rent. From the Effective Date through DBO, Lessee shall pay initial Market rent – monthly for the Subject Property in the amount of $____________ per month (the “Initial Rent”), plus applicable sales tax, which Initial Rent shall be paid in advance, on or before the first calendar day of every month until DBO. The Initial Rent will be prorated for any partial calendar month prior to DBO.

B. Market Rent - annual. From DBO throughout the remainder of the Term, Lessee shall pay annual rent for the Subject Property in the amount of $_____________ (the “Annual Rent”), plus applicable sales tax, which Annual Rent shall be paid in advance, in equal monthly installments, on or before the first calendar day of every month. Annual Rent will be prorated for any partial calendar year of the Term.

C. Rent Adjustment. On each anniversary of the Effective Date, the Annual Rent for the Subject Property shall be increased by the percentage increase in the Consumer Price Index for All Urban Consumers (“CPI-U”), as determined by the Bureau of Labor Statistics of the United States Department of Commerce. In addition, the land will be appraised every 5 years following the effective date at which time the rent will be reset at the appraised value. Thereafter, the CPI-U shall apply annually on the anniversary of the appraisal. In no event shall the Annual Rent be reduced during any adjustment.

D. Other Fees and Charges. In addition to the Annual Rent and any and all other rents and fees set forth in this Section 3, Lessee shall pay to County any other applicable fees or charges that County may set or impose at any time for use or occupancy of the Airport that are applicable to all similar users of the Airport. Lessee shall pay any such fees or charges according to the schedule and other payment terms that County may set forth for such fees and charges.

E. Method of Payment. Lessee shall make all payments due hereunder by check at the address, and by one of the delivery methods, specified in Section 48, provided that no copy of such delivery shall be made by email. If Lessee delivers such check to County by personal delivery, such check shall be considered delivered on the date County receives such check. If Lessee delivers such check to County by U.S. mail or courier service pursuant to the terms of Section 48 such check shall be considered delivered on the earlier of (a) the date of County’s actual receipt of such check or (d) three days after the date of

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F. Late Payment. All payments due and owing under this Agreement shall be considered delinquent if not delivered on the due date thereof, at which point Lessee shall further owe a late fee equivalent to two percent (2%) of the amount of the delinquent payment. Should Lessee fail to deliver any Annual Rent or other payment due and owing under this Agreement within thirty (30) days of such payment’s due date, Lessee shall (a) be considered in default of this Agreement and (b) the late fee shall increase to five percent (5%) of the amount of the delinquent payment. The County may, in its discretion, reject any payment that is delinquent by more than thirty (30) days and proceed with any other remedy for default hereunder or available to the County at law or equity. Should Lessee’s check fail to clear for lack of funds or any other reason (other than an error on the part of County or County’s bank), Lessee’s payment shall be considered unpaid and outstanding, and Lessee shall be assessed an additional twenty-five-dollar ($25.00) fee. Lessee agrees to pay County all costs, including reasonable attorney fees, incurred by County in recovering any rent or other payment due and unpaid under this Agreement. Without limitation to the applicability or duration of any other provision of this Agreement, the terms of this paragraph shall survive the expiration or termination of this Agreement.

4. Term and Renewal.

A. The Term of this Agreement shall commence on the Effective Date and end on the twentieth (20th) anniversary thereof at 11:59 PM (the “Term”), all times local to the Airport, unless earlier terminated in accordance with the provisions herein. The Term of this Agreement may be extended by mutual agreement of the Parties on the terms then offered by the County for similar uses of Airport property.

B. Holding Over. In the event Lessee holds over after the expiration of the Term without the County’s consent, such holding over shall be deemed a tenancy from month to month subject to all applicable terms and conditions of this Agreement and to any further conditions established by the Director in his or her discretion. Furthermore, in the event Lessee holds over, Lessee shall pay Annual Rent in the amount of one hundred fifty percent (150%) of Lessee’s Annual Rent at the time of the expiration of this Agreement, in addition to any other fees and charges due hereunder. In the event Lessee holds over, County and Lessee shall each have the absolute right to terminate such holding over upon thirty (30) days’ written notice to the other Party.

5. Use of Subject Property.

A. Subject to all Legal Requirements the terms and conditions of this Agreement, Lessee may use the Subject Property to store, park, and maintain Authorized Aircraft.

Except as otherwise expressly provided in this Agreement, Lessee shall not use, or permit to be used, the Subject Property for any other purpose without County’s prior written consent, which consent County may…