5085_Curtiss_West_RFP_Draft_FINAL.pdf

CITY OF CHANDLER

NOTICE OF REQUEST FOR PROPOSAL CM6-909-5085

SOLICITATION TITLE: On-Airport Commercial Aviation Related

Development (Curtiss West)

SOLICITATION NO.: CM6-909-5085

PROPOSAL DUE DATE: August 27, 2026

PROPOSAL DUE TIME: 4:00 pm local Arizona time

SUBMIT TO: Via email to:

christina.pryor@chandleraz.gov

Email and attachments may not exceed 50 MB

PRE-PROPOSAL CONFERENCE: June 25, 2026

9:00 am pm local Arizona time

CONFERENCE ATTENDANCE: Chandler Municipal Airport

2380 S. Stinson Way, Chandler, AZ

Site tour to follow

CONTACT: Christina Pryor, CPPO

Procurement and Supply Senior Manager

Phone: (480) 782-2403

Email: christina.pryor@chandleraz.gov

ISSUE DATE: May 26, 2026

Proposals for the commodity or service specified will be received by the Purchasing Division, City of

Chandler, via email to christina.pryor@chandleraz.gov, until the time and date cited above. The City does not accept proposals submitted through the Arizona Procurement Portal. Proposals must be submitted via email to the Procurement Officer.

Proposals must be received in the email inbox of the responsible Procurement Officer on or prior to the exact time and date indicated above.

Instructions for preparing proposals are provided on the following pages.

RFP Summary: The City is requesting proposals from qualified offerors for on-airport commercial aviation-related development pursuant to the attached agreement.

INFORMATION AND INSTRUCTIONS TO PROPOSERS

1. Vendor Registration. Proposers must register via the on-line vendor registration system to automatically receive notification of addenda to this solicitation or notice of other solicitation opportunities. Visit https://www.chandleraz.gov/business/vendor-services/purchasing, select Vendor Registration and Management.

2. Addendum. This RFP may only be modified by a written addendum. Proposers are responsible for obtaining all addenda. A Proposer must not rely on verbal responses to inquiries. A verbal reply to an inquiry does not constitute a modification of the solicitation.

3. Late Proposals. Late proposals will not be accepted. It is the sole responsibility of the

Proposer to ensure that its proposal is received at or prior to the exact date and time indicated on the Notice Page. The time stamp of the City’s email system will govern timeliness of submission.

4. Cost of Proposal Preparation. The City will not reimburse any Proposer the cost of responding to a solicitation.

5. Duty to Examine. It is the responsibility of each Proposer to examine the entire solicitation, seek clarification and make inquiries, and examine its proposal for accuracy before submitting it. Lack of care in preparing a proposal will not be grounds for modifying or withdrawing the proposal after the due date and time, nor will it give rise to any claim.

6. Inquiries. Any inquiry related to this solicitation, including any requests for or inquiries regarding standards referenced in the solicitation must be directed solely to the

Procurement Officer listed on the cover page of the solicitation. Proposers will not contact or direct inquiries concerning this solicitation to any other City employee unless the solicitation specifically identifies a person other than the Procurement Officer as a contact.

All inquiries, except those at the Pre-Proposal Conference, should be submitted in writing and refer to the appropriate solicitation number, page and paragraph. The City will consider the relevancy of all inquiries but is not required to respond in writing.

Any inquiry must be submitted as soon as possible and should be submitted at least ten days before the proposal due date and time for review and determination by City. Failure to do so may result in the inquiry not being addressed in a solicitation addendum.

7. Remote Attendance at Pre-Proposal Conference. The City may offer remote attendance at the Pre-Proposal Conference via a City-hosted dial-in meeting. If remote attendance is offered, meeting details will be provided on the Notice Page. Interested Offerors attending remotely may be required to register and provide, at a minimum, attendee name and company name.

Remote attendance is provided as a courtesy. Attendees are responsible for all aspects of their attendance. The City will not provide technical support for remote attendance.

https://www.chandleraz.gov/business/vendor-services/purchasing

8. Exceptions to the Solicitation. Any exception to the solicitation must be submitted as soon as possible and should be submitted at least ten days before the proposal due date and time for review and determination by City. Failure to do so may result in the exception not being addressed in a solicitation addendum.

9. Proposal Amendment or Withdrawal. A proposal may be withdrawn at any time before the due date and time. A proposal may not be amended or withdrawn after the due date and time except as otherwise provided by applicable law.

10. Unit Price Prevails. In the case of discrepancy between the unit price or rate and the extension of that unit price or rate, the unit price or rate will govern.

11. Non-Collusion and Non-Discrimination. By signing and submitting the proposal, the

Proposer certifies that the Proposer did not engage in collusion or other anti-competitive practices in connection with the preparation or submission of its proposal; and the Proposer does not discriminate against any employee or applicant for employment or person to whom it provides services because of race, color, religion, age, sex, national origin, or disability, and that it complies with all applicable Federal, state and local laws and executive orders regarding employment.

12. Waiver and Rejection Rights. The City reserves the right to waive any immaterial defect or informality; or reject any or all proposals, or portions thereof; or reissue the Request for

Proposal; and will be the sole judge of the merits of the proposals received.

13. Proposal Opening. Proposals will be opened as indicated on the Notice Page, unless amended in writing by the Procurement Officer issuing the solicitation. The name of each

Proposer will be public information following the proposal opening. No other information will be publicly disclosed at that time.

14. Public Record. All proposals submitted in response to this solicitation and all evaluation related records will become property of City and will become a matter of public record for review, subsequent to publication by the City of the proposed award in the agenda for the

City Council Meeting, or upon award by the appropriate approving authority or as otherwise required by law.

15. Confidential Information. A request for nondisclosure of data such as trade secrets or other proprietary information must be submitted with the proposal and must contain the basis for the request. Any information included in the request must be submitted as a separate file. Price is not confidential and will not be withheld. A blanket statement of confidentiality will not be considered. It is the Proposer’s responsibility to identify and segregate the information in the proposal provided to the City.

The City will review all requests for confidentiality and may approve or deny all or portions of the request. Information denied confidentiality will be released as public information. In the event of a public records request for information granted confidentiality, the City will endeavor provide 48-hours’ notice before releasing materials in order for the Proposer to apply for a court order blocking the release of the information.

16. Proposal Acceptance Period. All proposals will remain valid for 120 days after the day of the opening of proposals. The City may, at its sole discretion, release any proposal and return any security (as applicable) prior to that date. No Proposer may withdraw a proposal during this period without written permission from the City. Should any Proposer refuse to enter into an agreement, under the terms and conditions of the procurement, the City may retain any security (as applicable) as liquidated damages.

17. Discussions with Proposers and Revisions to Proposals. Discussions and additional investigations may be conducted with responsible Proposers who submit proposals determined to be reasonably susceptible of being selected for award for the purpose of clarification to assure full understanding of, and responsiveness to, the solicitation requirements. Proposers will be accorded fair and equal treatment with respect to any opportunity for discussion and revision of proposals, and such revisions may be permitted after submissions and prior to award for the purpose of obtaining best and final proposals.

In conducting discussions, there will be no disclosure of any information derived from proposals submitted by competing Proposers. The purposes of such discussions will be to:

determine in greater detail such Proposer’s qualifications; explore with the Proposer the scope and nature of the project, the Proposer’s proposed method of performance, and the relative utility of alternate methods of approach; determine that the Proposer will make available the necessary personnel and facilities to perform within the required time; agreeing upon compensation, which is fair and reasonable, taking into account the estimated value of the required services, and the scope, complexity and nature of such services.

18. Clarifications. City reserves the right to obtain Proposer clarifications where necessary to arrive at full and complete understanding of Proposer’s product, service, and solicitation response. Clarification means a communication with a Proposer for the purpose of eliminating ambiguities in the proposal and does not give Proposer an opportunity to revise or modify its proposal.

19. Agreement Negotiations. City reserves the right to conduct exclusive or concurrent negotiations with responsible Proposer(s) for the purpose of agreeing to the conditions, terms and price of the proposed agreement unless prohibited. Proposers will be accorded fair and equal treatment in conducting negotiations and there will be no disclosure of any information derived from proposals submitted by competing Proposers. Exclusive or concurrent negotiations will not constitute an agreement award nor will it confer any property rights to the successful Proposer. In the event the City deems that negotiations are not progressing, the City may formally terminate these negotiations and may enter into subsequent concurrent or exclusive negotiations with the next most qualified Proposer(s).

20. Payment. Proposers may agree to accept the City Procurement Card (Mastercard) for payment. Proposers should indicate on the Proposer Information and Offer Section of this

RFP, their willingness to accept City Procurement Card payments. The inability to accept payment by City Procurement Card will not disqualify a Proposer’s response.

Proposers may also agree to accept other traditional payment methods, including automated clearinghouse (ACH). Payment terms for traditional payment methods are Net

30 upon receipt of an accurate invoice. Proposers may propose additional discounts for early payment within their proposal.

21. Local Business Consideration. Where the Chandler Administrative Regulation MS-16 Local

Business Consideration is applicable, any applicable Chandler Transaction Privilege Tax will be deducted from the net cost for the purpose of evaluation.

22. Protests. A protest must be in writing and be filed with the Purchasing Division. Filed means delivery to the Procurement Officer or Procurement and Supply Senior Manager, whichever is applicable. A time and date of receipt will be documented in a verifiable manner for purposes of filing.

A protest must include:

a. The name, address, telephone number and email address of the protester;

b. The signature of the protester or its representative;

c. Identification of the solicitation or contract number;

d. A detailed statement of the legal and factual grounds of the protest including copies of relevant documents; and

e. The form of relief requested.

A protest based upon alleged improprieties in a solicitation that are apparent before the solicitation due date must be filed not less than five calendar days before the solicitation due date.

A protest of a proposed award requiring City Council approval must be filed within five calendar days of the first posting of the award recommendation on the Purchasing Division website or the City Clerk’s website, whichever occurs first. If the deadline for filing a protest occurs on a weekend or holiday, the protest must be filed the next business day.

A protest of an award not requiring City Council approval must be filed within ten days after the protester knows or should have known the basis of the protest.

23. Award. Unless otherwise provided in this solicitation, the City reserves the right to make multiple awards, award by item, group or as a total, as is deemed most advantageous to the

City.

24. Execution of Agreement. Within ten days of notice that Proposer is the recommended awardee, Proposer will execute and return the Agreement to Purchasing.

25. Persons with Disabilities. Persons with a disability may request a reasonable accommodation, such as a sign language interpreter, by contacting the Procurement Officer.

Requests must be made as early as possible to allow time to arrange the accommodation.

PROPOSAL CONTENT

Proposers must submit one copy of the proposal via email to the responsible Procurement Officer.

The REQUEST FOR PROPOSAL TITLE, NUMBER AND OFFEROR NAME should be in the subject line of the email. Emails and attachments may not exceed 50 MB in size. Attachments should be in

.pdf format and named with the RFP number and Offeror name. A single email is preferred, however multiple emails are permissible provided that all are received prior to the due date and time.

Proposals should include the following information in the order listed:

1. Completed Proposer Information and Offer Section. Complete and submit the Proposer

Information and Offer Section in the format provided in this solicitation. Failure to do so may result in the proposal being rejected as non-responsive. The Proposer Information and Offer

Section within the solicitation must include a signature by a person authorized to sign the proposal. The signature must signify the Proposer’s intent to be bound by its Proposal and the terms of the solicitation and that the information provided is true, accurate and complete.

2. Responses to Proposal Evaluation Criteria. Submit information requested in the

Evaluation Criteria Section provided in this solicitation. Forms, such as pricing forms, must be completed in the format provided in the solicitation. Failure to do so may result in the proposal being rejected as non-responsive.

3. Exceptions to Agreement. The City’s standard Agreement is included as a part of this solicitation. By submitting a proposal, the Proposer acknowledges having reviewed the

Agreement. Any exceptions to the Scope of Work or Specifications or to Agreement terms and conditions must be included with the proposal and be clearly identified. Exceptions not included in the proposal may not be introduced in the future. Any exceptions to the Scope of Work, Specifications or the Agreement language will be considered and included in City’s evaluation of the proposal. A proposal that takes exception to a material requirement of any part of the Scope of Work, Specifications or Agreement language may be rejected as non-responsive.

4. Disclosure. If the Proposer has been debarred, suspended or otherwise lawfully precluded from participating in any public procurement activity, including being disapproved as a subcontractor with any Federal, state or local government, or if any such preclusion is currently pending, the Proposer must make disclosure. In the proposal, the Proposer must include information including the name and address of the governmental entity, the effective date and duration of this suspension or debarment, and the relevant circumstances. The City reserves the right to reject a proposal received from a Proposer, including each of its principals, who is currently debarred, suspended or otherwise lawfully prohibited from any public procurement activity.

PROPOSER INFORMATION AND OFFER SECTION

Company Name

Business Type (Corporation, Partnership, etc.)

State of Incorporation (if applicable)

Federal Tax I.D. No.

Address

City, State, Zip

Authorized Signature

Name and Title

Contact Name

Title

Telephone

E-mail

Chandler Transaction Privilege Tax (TPT)

No. (if applicable) Date of issue:

Is proposed purchase subject to TPT? _______yes _______no

Will you accept a City Procurement Card

(MasterCard) for payment of invoices? _______yes _______no

If you accept a MasterCard for payment, do you charge a fee?

_______yes _______no If yes, what is the fee?______

Will you accept automated clearinghouse

(ACH) for payment of invoices? _______yes _______no

Prompt Payment Terms Offered _______% Net _________ days

Disclosure of Debarment or Suspension

_______yes _______no

(If yes, please attach description of the circumstances)

Exceptions Taken

_______yes _______no

(If yes, please attach a clearly identified section)

Date Addendum #1

Acknowledged/Received

Date Addendum #2

Acknowledged/Received

INTRODUCTION

The City of Chandler (“City”) is soliciting development proposals from qualified individuals or firms

(“Offeror” or “Offerors”) interested in providing commercial aviation related development and aeronautical services facilities to support general aviation activities at Chandler Municipal Airport

(“CHD” or “Airport”, respectively). This would include facilities for any Special Aeronautical Service

Operations (SASO) as identified in the Minimum Operating Standards portion of the Chandler

Airport Rules and Regulations (R&R). Part I of the R&R consists of the General Provisions for operating on the Airport. Part II of the R&R consists of the Minimum Operating Standards for performing commercial activity on the Airport. The R&R can be found online at http://www.chandleraz.gov/content/Airport_R&R_7_24_06.pdf.

The goal of this development is to provide the highest and best use of the property to grow commercial aviation services to general aviation users, corporate aviation users, and the business community and optimize business revenue generation at the Airport. The city seeks a qualified entity which shares its long-term vision for the Airport and can deliver first-class service and employment growth within the general aviation and executive business community in Chandler and the southeastern portion of the Phoenix metropolitan area.

The city desires commercial projects that will further support the development already underway on and near the Airport. The city is seeking entities with a proven track record for attracting successful business enterprises, especially in the field of aviation services, and that demonstrate qualifications and commitment for producing a successful development.

ABOUT CHANDLER, ARIZONA

Located in the southeast portion of metropolitan Phoenix, Chandler is a community of more than

250,000 residents. Chandler is strategically located and easily accessible by major freeways including, Interstate 10, the Loop 202 San Tan Freeway and the Loop 101 Price Freeway.

With Phoenix Sky Harbor International Airport located in a 20-minute drive time and Mesa Gateway

Airport in a 15-minute drive time, Chandler is accessible to global destinations for passenger and air cargo service. Corporate aircraft owners also enjoy the convenience of Chandler Municipal

Airport with less congested freeways and minimal Instrument Flight Rules (IFR) wait times.

Much of Chandler’s growth results from an expanding high technology and financial services base.

Chandler has managed this growth through decades of consistent and robust planning to provide balance by creating distinct employment corridors, investing in modern infrastructure and building quality neighborhoods.

Chandler is home to operations of some of the major global companies, including Intel, Northrop

Grumman, Bank of America, Wells Fargo, Toyota Financial, Garmin, Microchip Technology and

PayPal. These companies, along with a diverse mix of others, provide excellent employment opportunities and benefit from Chandler’s highly educated workforce. More than 40 percent of

Chandler’s adult residents possess a bachelor’s or advanced degree and nearly 75 percent have attended college.

http://www.chandleraz.gov/content/Airport_R&R_7_24_06.pdf

Chandler is regarded as one of the most stable destinations for private sector capital investment in the United States. As a testament to its prudent fiscal management, the City of Chandler is one of fewer than 40 municipalities to maintain a AAA bond rating from each of the three major national bond rating agencies for several years.

An excellent business environment and quality of life is demonstrated by recent national recognitions received by the City, including #2 Best Place to Raise a Family (Livability), #5 Most

Prosperous Large City (Economic Innovation Group), #6 Best City for Women in Technology

(SmartAsset), #7 Hardest-Working City (SmartAsset), #7 Best City For Jobs (WalletHub), and #8 Safest

City Over 200,000 People (Law Street Media).

CHANDLER MUNICIPAL AIRPORT (CHD)

With more than 220,000 operations each year, CHD is among the nation’s 20 busiest general aviation (GA) airports and is designated a regional reliever airport by the Federal Aviation

Administration. Additionally, the surrounding 9-square mile Airpark Area will be home to more than

20,000 jobs and 25 million square feet of non-residential development.

Situated along the Loop 202 San Tan freeway, CHD is located 12 miles west of Mesa Gateway Airport, 18 miles southeast of Phoenix Sky Harbor International Airport and 32 miles south of Scottsdale

Airport. This strategic location provides convenient access to Chandler’s employment corridors and an efficient alternative for corporate aircraft users enroute to destinations in the region’s East Valley.

CHD is uniquely positioned to serve the business community for quick access to markets throughout the western United States. With the recent completion of the Loop 202 South Mountain freeway and subsequent widening projects, CHD is directly connected to the fast-growing West

Valley communities.

CHD is city-owned and operated, and serves the region’s general aviation needs, including business aviation, recreational/sport flying, flight training, and medical transport. To accommodate fixed-wing and rotor-wing aircraft, CHD has two parallel runways (4,870’ x 75’ and 4,401’ x 75’), three parallel taxiways, and a large heliport. CHD is designed for aircraft up to small and medium sized turbine-powered aircraft (Group B-II). The Airport is also home to more than 500 based aircraft.

Vision

CHD is a significant economic asset for Chandler. Per a 2026 economic impact study by the Rounds

Consulting Group, the Airport generates an estimated $150.2 million in total economic output each year and supports 570 jobs. CHD also supports Chandler’s tourism industry by providing a convenient gateway for visitors arriving by aircraft. On-airport businesses provide a wide variety of aviation services to aircraft owners and operators including fuel supply, aircraft maintenance, and flight support.

The Airport recently concluded its Airport Master Plan Update which outlines the facility needs for the next twenty years. The Airport Master Plan is available for review on the Airport’s website at Chandler Municipal Airport (CHD) | City of Chandler, AZ.

https://www.chandleraz.gov/business/chandler-municipal-airport

Investment in Infrastructure

To support the business needs of the aviation and local community, the city has made a significant investment in infrastructure in the Airport and the surrounding area. During the last decade, millions of federal, state and local funds have been invested in Airport projects including runway rehabilitation, aircraft apron reconstruction, drainage improvements, and airport facility upgrades.

Current Conditions

Existing on-airport businesses include a fixed base operator (FBO), five fixed-wing aircraft flight schools, three aircraft maintenance companies, an avionics shop, and a restaurant. The heliport facility is home to a rotary-wing flight training school and maintenance facility. The Airport has 116 city-owned t-hangars, 141 privately-owned condominium hangars, 12 city-owned T-shades, and 223 city-owned unshaded tie-downs. Aircraft owners benefit from the FBO providing Jet-A and both truck and self-service 100LL fuel plus the Airport’s 100LL self-service island.

THE OPPORTUNITY

Site Descriptions and Desired Development

The city desires a master development entity that will construct hangar facilities and other compatible buildings that increases the Airport’s economic impact, revenue generation, and expands aviation services on the Airport. This would include facilities for any Special Aeronautical

Service Operations (SASO) as identified in the Minimum Operating Standards portion of the

Chandler Airport Rules and Regulations (R&R).

The opportunity consists of one site:

• “Curtiss West” property comprised of approximately 21.58 acres (approximately 940,265 square feet) located at the southwest corner of Aviation Drive and South Curtiss Way. The initial site is generally bound by East Aviation Drive to the north; South Curtiss Way to the east; East Ryan Road and the extended alignment to the south; and South Airport Boulevard to the west.

o On a portion of the “Curtiss West” site, there is a former municipal landfill (“Former

Ryan Road Landfill”) consisting of approximately 40,500 square feet with non-hazardous material generally bound by private hangars to the south; South Airport

Boulevard to the west; a taxilane to the east; vacant airport land to the north.

A portion of the taxilane adjacent to the Former Ryan Road Landfill will need to be reconstructed.

This area comprises approximately 19,443 square feet. Offerors should take this requirement into consideration for development proposals for the Curtiss West and the Former Ryan Road Landfill.

This is common area and the city will entertain consideration for the provision of this common infrastructure.

UTILITY INFORMATION

Utilities provided by the City of Chandler are summarized in the following table:

SITE INFRASTRUCTURE LOCATION

Curtiss West 20” water main

16” watermain

12” water main

12” water main

12” sewer main

(4) 8” water mains

Along Aviation Dr.- in street

Along S. Airport Blvd

Along Curtiss Way – west side

Along Ryan Rd/extended alignment

Along Aviation Dr. – south side

Along Aviation Dr.

Electrical service is provided by Salt River Project. For telecommunications services, the area is generally served by Cox Communications and CenturyLink. Offerors will need to investigate and confirm the availability of telecommunication service to or near the site(s). Any potential utility relocation must be noted in the proposal and shown on the schematic site plans required to be included in the proposal. Any utility easements or licenses will be required for the water and sanitary sewer lines in their current location and for the electric service in its final location, as applicable.

DEVELOPMENT REQUIREMENTS

New development proposals must meet Airport AP-1 Zoning District requirements, and the Airport

Rules and Regulations and Minimum Standards; however, the city desires development and services that exceed the Minimum Standards. The new facilities are to be visually appealing and functionally consistent with the most recent Chandler Airport Master Plan.

SITE ZONING MASTER PLAN LAND USE DESIGNATION

Curtiss West AP-1 Aviation Development

Former Ryan Road Landfill AP-1 Environmental Site (will be changed to Aviation

Development based on final development)

Airside development proposals must provide hangar space, which must constitute the majority of building space, plus office space commensurate with proposed commercial aeronautical uses. The development layout must account for airside lighting, on-site stormwater retention, and sufficient on-site vehicle surface parking (including parking lot circulation).

Proposals should include plans for hangar space, aircraft staging, and offices. Proposals should assume taxilanes and other movement areas to be sized to accommodate Group II aircraft, which are aircraft with a wingspan not exceeding 79 feet. Accordingly, Offerors should plan their development based on activity from Group I and Group II aircraft.

Pending confirmation from the FAA, the Airport will complete the environmental clearance documentation required by the National Environmental Policy Act of 1969. The documentation will be based upon the selected site plan and development concept. While it is anticipated that the development plan will qualify for a categorical exclusion, Offerors should prepare for the potential cost of an environmental assessment (EA). The successful Offeror is required to reimburse the Airport for the direct costs of the study. Any delays caused by FAA or other outside agency review will be credited to the development timeline.

There are no known underground fuel tanks or site contamination on the development sites. Upon request, the city will provide a copy of a Phase I environmental site assessment (ESA) performed in

2001 for the property. The selected Offeror will be required to complete a Phase I ESA at their sole expense or provide a Letter of Review stating the city-provided ESA is adequate for their purpose of leasing the property. The Offeror takes all responsibility for any environmental anomalies found after the site is occupied by the Offeror or their assigns.

Lease Terms

The intent of this RFP is to select the development proposal that provides the highest and best use of the site for presentation to the City Council. Following direction from the City Council, the city intends to execute an unsubordinated ground lease for the development and operation of the specified facility. The city proposes an initial term of twenty (20) years; however, we will consider requests for additional renewal options for up to two (2) ten-year (10) increments, subject to the amount of capital investment. The total lease term, including renewal options, will not exceed forty

(40) years.

The minimum annual lease rate for this site is sixty cents ($0.60) per square foot of land on a triple-net (NNN) basis. Lease payments will commence on the lease execution date. Additionally, Offerors shall propose their preferred revenue sharing model(s). Potential revenue sharing examples include, without limitation, percentage of gross revenues, or hourly service fees; however, such additional revenue will not offset the minimum annual lease rate. Net revenue sharing arrangements will not be considered. After the initial term, and prior to any lease extension, the property will be re-appraised and the annual land rate will be adjusted accordingly, but not below the preceding term’s rate.

The new development must be substantially completed within twenty-four (24) months following lease execution as evidenced by a certificate of occupancy issued by the City of Chandler. The city and the successful Offeror will create a development schedule with milestones to ensure this requirement. The successful completion of the project is of utmost importance to the city;

therefore, the successful Offeror should propose its preferred type of security (e.g., refundable cash deposit based on project progress, performance bond, or other comparable instrument or method) to ensure this completion.

City Participation

The city is the owner of the land proposed for development and will lease the property to the selected Offeror. A lease agreement will be required and a sample lease is included as Exhibit B of this RFP. All improvements will remain the property of the Offeror during the term of the lease. The city will have unencumbered ownership of all improvements after the terms of the agreement have been met, or when the property has been returned to its original state.

The city will not participate in the financing, design, development or operation of on-airport facilities. Buy-in agreements can be entered into for infrastructure development; however, the city will not provide assistance to meet any revenue shortfall to service construction or operating expenses.

All agreements are subject to approval by the Chandler City Council, regardless of the Evaluation

Committee findings.

Legal Description

EVALUATION CRITERIA

The evaluation criteria are listed below in their relative order of importance. The offer should contain responses to all the specific information requested below. The Offeror’s submittal should be organized by section based on the listed criteria.

The city will establish a selection committee to evaluate the proposals. Pursuant to review of the proposals by city staff, the selection committee may make recommendations to the Chandler Airport Commission. In turn, the Airport Commission may make additional recommendations to the Chandler City Council, who has the ultimate authority to select the final, successful Offeror(s). The criteria for evaluation are:

1. Economic and Financial Benefit 25 Points

This criterion will assess base rent and additional revenue to the Airport. It will also assess the benefits the project may bring to the city. Benefits include, without limitation, anticipated levels of employment and wage scales, and the project’s ability to generate significant revenue via increased flight operations, fuel sales, and sales taxes on the airport.

2. Benefit to the Aviation Community and the Airport 25 Points

This criterion will consider the number and types of services the Offeror commits to provide on the

Airport. It will consider whether the proposed use(s) includes new aviation related service(s) and to whether a proposed combination of services on the Airport will produce an increase in the potential use of the Airport and itinerant air traffic to the Airport. If Offeror proposes expanding an existing service category, the proposal should demonstrate how the project improves existing service levels to

Airport users. Additional consideration may be given to proposals that involve development plans for specific aviation-related companies who will occupy newly developed space.

3. Project Design 25 Points

This criterion considers the feasibility and viability of the proposed design and use of the site.

Specifically, we will assess how the proposal accommodates future aircraft access. Higher consideration will be given to site plans which allow for efficient and safe aircraft access via the established taxilanes at the property’s southern site line. The taxilane cannot be used for aircraft staging and all staging must be accommodated on the leased premises. Applicants should refer to the

Airport Master Plan and the FAA’s guidelines for B-2 category aircraft due to the existing taxilanes to and from the site. Submittals should contain both narrative and graphical displays such as preliminary site plans showing conceptual shapes and forms of buildings. These submittals should include, without limitation, approximate square footage and overall character of the building or buildings. Site plans should include general dimensions for the proposed lease area(s) that will contain the project site(s).

Stamped architectural or engineering drawings are not required for the RFP response.

4. Financial Commitment, Experience and Business Plan 25 Points

This criterion will evaluate the Offeror’s ability to start and complete the project in a timely manner.

Analysis of this information will include a comparison of stated available assets and the estimated equity required for the development. Plans to use investment resources for the development should be addressed. The review will evaluate the proposed Project Team for experience in constructing and operating similar aviation businesses and/or developments. The proposal should include a detailed business plan reflecting the planned activity, activity levels, and anticipated growth schedule. The successful Offeror should propose its preferred type of security (e.g., refundable cash deposit based on project progress, performance bond, or other comparable instrument or method) to ensure this completion.

Interested Offerors must submit the following, at a minimum:

1. Executive Summary

Provide a brief overview of the Offeror’s business entity including a statement of the Offeror’s understanding of the RFP and a brief statement of the proposed development and services to be provided if the proposal is accepted and negotiations prove successful.

2. Economic Benefit

Explain the economic benefit of the proposal based on the expected, increased flight operations, fuel sales, visitor traffic, visibility, sales taxes, anticipated levels of employment and approximate wage scales.

3. Lease Rate

Provide your proposed annual lease rate and other financial offers. Note that proposed lease rates that do not meet the minimum annual lease rate of sixty cents ($0.60) per square foot of land on a triple-net (NNN) basis will be considered non-responsive. Also, proposals that do not include revenue-sharing will be considered non-responsive.

4. Benefit to Aviation Community

Describe how the aviation community will benefit from the proposed use.

5. Project Description and Business Plan

Provide description of proposed project including conceptual drawings, rough sketches, elevations, and renderings. Include a detailed narrative description on how the proposed project will be developed including tenants, etc. Further include a business plan describing Offeror’s intention for starting up and operating the business associated with this project including anticipated target market(s) and forecasts for revenue and business growth.

6. Timeline

The City will, at a minimum, require any Offeror chosen to submit satisfactory site plans for City review within nine (9) months of lease execution. Construction must begin within sixty (60) calendar days following issuance of building permits, but no more than twelve (12) months following the lease execution date and be completed within twelve (12) months of initial building permit issuance. Offerors should provide a detailed time frame for project start and completion dates, including timeframes for submitting documentation for compliance with the National Environmental Policy Act of 1969.

Potential construction phasing options are negotiable through the lease agreement. Any delays caused by outside agencies will be credited to this timeline.

7. Experience

Provide a listing of completed projects in the United States similar to the proposed development(s), including information as to their size, name and location, comparability to the proposed project and financial success of the development. Provide reference information for these projects including names, titles, addresses, telephone numbers, e-mail address and relationship to the Offeror.

8. Corporate Structure

Identify each participant involved with the business team, identify their role, and provide an overview of their experience. This includes a description of the Offeror's representatives, project managers, and other professionals who will comprise the development team and a description of how local supervision and representation will be provided if the Offeror does not have a local office. Operational management must comply with the guidelines outlined in the Airport's Rules and Regulations &

Minimum Operating Standards.

9. Financial Capacity

Description of the Offeror’s financial capacity to undertake a project of this magnitude. The information provided should be similar to a lender's package and include:

i. Copies of the preceding three years of the Offeror’s audited financial statements;

ii. Data on the Offeror’s existing lines of credit and loans including names, telephone numbers and titles of banking contacts;

iii. Description of how the project will be financed. Identify the proposed lender, equity partner, or joint venture partner; provide evidence of lender commitment; and describe financing arrangements. This should include sources and uses of funds, listing the amount from each source and use;

iv. Indicate pending judgments (if any, describe); and,

v. Indicate any bankruptcies and provide pertinent dates.

vi. Current business portfolio.

vii. The preferred type of security (e.g., refundable cash deposit based on project progress, performance bond, or other comparable instrument or method) to ensure successful completion of the project.

10. Additional Information

Provide any information not specifically requested that the Offeror believes would strengthen their proposal and warrants consideration.

EXHIBIT A

SAMPLE LEASE

AIRPORT LEASE CONTRACT

NO. ______

1. PARTIES. This Airport Lease Contract (this “Lease”), dated the ___ day of _____________, 2022

(the “Effective Date”), is made by and between the CITY OF CHANDLER, an Arizona municipal corporation (“Landlord”), and ____________________., an <<Arizona corporation>> (“Tenant”).

Landlord and Tenant may be referred to in this Lease as a “Party” or collectively as the “Parties.”

2. RECITALS. As background to this Lease, the Parties agree, acknowledge and recite as follows, each of which shall be deemed a material term and provision of this Lease:

2.1. Landlord owns and operates a municipal airport known as Chandler Municipal Airport (the

“Airport”), a portion of which has been made available for use by tenants for conduct of commercial aeronautical activities.

3. LEASE OF PREMISES.

3.1. PREMISES. Landlord leases to Tenant and Tenant leases from Landlord for the term of this Lease, at the rental, and upon all of the covenants and conditions set forth herein, that certain real property located in Maricopa County, Arizona, and legally described in attached Exhibit “A”, which consists of one (1) land parcel comprising a total of approximately 4.798 acres or two hundred nine-thousand and twenty-eight (209,028) square feet gross more or less to be constructed on the described real property by Tenant in accordance with the terms and provisions of this Lease (the “Premises”), and together with certain additional rights to use and access of the Public Airport Facilities (defined below) set forth in Paragraph 3.2 of this Lease. The location of the Premises and the portion of the Public Airport

Facilities immediately adjacent to the Premises are conceptually shown in attached Exhibit “B”.

3.2. AIRPORT ACCESS RIGHTS. During the term of this Lease, Tenant shall have the following additional rights, each of which is non-exclusive, and each of which is subject to all applicable laws, ordinances, rules and regulations, including, but not limited to, the Chandler Municipal Airport Rules and Regulations, 2006, adopted and approved by the Chandler City Council on July 24, 2006, and any subsequent amendments thereto (the “Airport Rules”):

(a) A non-exclusive right to use of the Public Airport Facilities. As used in this Lease, the term “Public Airport Facilities” means (i) the Airport landside areas; (ii) the Airport airside facilities operated and maintained by Landlord for public use, including, but not limited to, the landing areas, approach areas, runways, taxiways, aprons, aircraft parking areas, navigational and avigational aids, lighting facilities;

and (iii) other areas of the Airport that may be made available to the public by the Airport Administration;

(b) A non-exclusive right of access to and from the Premises over and across the landside roadways serving the Airport, which shall be available for use by Tenant, and Tenant’s agents, servants, patrons, and invitees; and

(c) A non-exclusive right to enter upon and exit the airside of the Airport from the

Premises to conduct any commercial aviation activity that is a permitted use under this Lease.

As used in Paragraph 2.1, this Paragraph 3.2 or elsewhere in this Lease, the terms “airside”, “Airport

Administration”, “commercial aviation activity”, “fixed base operator”, “landside”, and “specialized aviation service operator” have the same meanings as set out in the Airport Rules.

3.3. ACCEPTANCE OF PREMISES. Subject to Paragraph 7.5(h), Tenant acknowledges that the Premises, the title to the Premises, any parking, drive and walk areas adjoining the Premises (including but not limited to any adjacent airside facilities), the environmental condition of the Premises and any subsurface conditions thereof, and the permitted and prohibited uses of the Premise, have been examined by Tenant and that Tenant accepts the same in the condition or state in which they or any of them may be on the Effective Date of this Lease, without representation or warranty, express or implied in fact or by law, by Landlord and without recourse to Landlord, as to the nature, condition, or usability thereof or the use or uses to which the Premises or any part thereof may be put. Tenant agrees to make any changes in the Premises reasonably needed to conform to any federal, state or local law applicable to the Tenant’s use of the Premises.

4. CONSTRUCTION OF IMPROVEMENTS.

4.1. COMPLETION OF NEW IMPROVEMENTS. Tenant covenants and agrees that, no later than the second (2nd) anniversary of the Effective Date of this Lease, Tenant, at Tenant’s expense, shall fully complete a project (the “Project Work”) that includes: the construction of <XXX> new building(s) consisting of a minimum of <XXX> (<XXX>) square feet of hangar space and <XXX> (<XXXX>) square feet of office space, new aircraft parking/staging apron, and a surface parking lot (“New

Improvements”). The Project Work shall be done in accordance with plans and specifications approved by Landlord in its reasonable discretion. Except for activities identified in Paragraph 4.2(d), Tenant will obtain the approval of the final plans and specifications by any and all federal, state, municipal and other governmental authorities, offices and departments having jurisdiction in the matter and provide conformed copies of executed approvals to Landlord. The execution of this Lease by Landlord does not, and shall not be deemed to, constitute approval by the City of Chandler of such plans and specifications.

(a) The Project Work shall be deemed fully completed when a final certificate of occupancy is issued for the New Improvements by the Planning and Development Department of the City of Chandler (or such other department of the City, however denominated, that is responsible for issuing building permits and providing certificates of occupancy).

(b) Tenant will perform all of the Project Work, including, without limitation, all demolition of Existing Improvements and construction of New Improvements, in a good, careful, proper, and workmanlike manner in accordance with the approved plans and specifications; all provisions of law and any and all permits and authority required by ordinance, code, law, or public regulations or by any authority at any time having jurisdiction over the Premises; and the requirements of any public or quasi-public body having similar jurisdiction.

(c) Landlord will be an additional insured on all liability insurance policies maintained by Tenant and its contractor(s) during the performance of all of the Project Work.

(d) Tenant shall reimburse Landlord for direct costs associated with Landlord’s expenses for the environmental review process by the Federal Aviation Administration (FAA), pursuant to the National Environmental Policy Act of 1969, which shall not exceed twenty-five thousand dollars

($25,000). Landlord shall, at its sole expense, submit the project information required by the FAA.

pursuant to Section 743 of the 2018 FAA Reauthorization Act.

(e) Tenant shall acquire permits to commence the Project Work no later than the first

(1st) anniversary of the Effective Date of this Lease.

(f) In the event that, through no fault of the Tenant’s actions, the period of the Project

Work is delayed by federal, state, regional, or county agencies, Landlord shall grant Tenant a daily schedule credit for completion of the Project.

4.2. SURETY BONDS. Prior to commencing the Project Work, and continuing during the entire period of the Project, Tenant shall provide Landlord with a performance bond and a payment bond as follows:

(a) The performance bond shall be in an amount equal to the total cost of the Project.

The condition of said bond shall be such that Tenant shall faithfully perform all of the Project Work in accordance with the approved plans and specifications. Such bond shall be solely or the protection of

Landlord.

(b) The payment bond shall be in an amount equal to the total cost of the Project, including without limitation the demolition and removal of existing structures and construction of new improvements. The condition of said bond shall be such that Tenant shall promptly pay or cause to be paid all monies due to all persons supplying labor and materials in the performing the Project Work.

(c) Each bond shall be executed solely by a surety company or companies holding a certificate of authority to transact surety business in the State of Arizona issued by the director of the Arizona

Department of Insurance pursuant to Title 2, Chapter 2, Article 1 of the Arizona Revised Statutes, and no such bond shall be executed by an individual surety or sureties.

(d) Each bond shall include a provision allowing the prevailing party in a suit on such bond to recover as a part of the judgment such reasonable attorney’s fees as may be fixed by a court of competent jurisdiction.

(e) In the event that Tenant’s lender, if any, requires such bonds, the bond requirements herein shall be satisfied if the bonds required by the lender meet the conditions of Paragraphs 4.2(a), (b), and (c), provided Landlord shall be named as a dual obligee or co-obligee under such bonds.

4.3. TITLE TO IMPROVEMENTS. Title to the improvements on the Premises shall be as follows:

(a) Title to any new buildings, structures or other improvements…