RP002-22 ADD2 Page 1

April 01, 2022

Addendum 1

RFI001-22, Airport Northside Redevelopment Project.

Q1. On Page 5 of the RFI with respect to Item I, what degree of Federal and State regulation would be imposed on the team that is selected?

A1. Item I is intended to reserve the right of the County to explore fiscally and legally responsible options when negotiating any terms of lease of a site. State or Federal agencies may be contacted for items, including but not limited to, things like allowable uses of airport property, allowable lease terms under FAA regulations, determinations of aviation and non-aviation related uses, environmental permitting questions, etc.

Q2. Can you please provide a copy of the as-built drawings for the Central Basing Area that was recently completed?

A2. As built files in CAD format can be found here (LZU-CBA-Siteplan.dwg):

https://eFTP.mbakerintl.com/message/YQX9yBbbKzzHd7ARiBVJeO

Q3. Can you provide information about the existing buildings on the area covered by the RFI, including items like age, condition, as-built drawings, etc.?

A3. All of the buildings on the north side of the airport were constructed prior to 2000, when the current airport management staff’s tenure began. Several of the buildings were constructed prior to their being a full-time airport manager (prior to 1987). Unfortunately, after a review of the airport files, we were not able to locate additional information about building ages, conditions, or as-built drawings.

Q4. Are there any plans to expand/extend the airport runways to support larger air-cargo operations?

A4. The airport has done some preliminary work on the possibility of extending the runway. It would be a challenging project to complete with grade changes, the location of the Alcovy River, and other technical issues. If a selected project would require or desire this type of extension, it is estimated that it would take approximately 3 to 5 years for it to occur due to permitting, approval, and financial constraints.

Q5. In the RFI it talks about economic development for the County in multiple places. Can you provide some focus on what the County considers economic development and what types of things the County may be looking for?

A5. The County would like the airport to support the community as an economic engine to help drive growth and prosperity in the County.

Some examples of items that might be considered economic development include, but are not limited to:

The number of employees you propose to have at the development Developing an FBO that is a desirable destination that represents the Gwinnett Standard Developing an FBO that attracts businesses to the airport Developing an FBO that attracts additional based aircraft to increase ad-valorem tax revenues to the County Providing a service that provides educational opportunities for the community around the airport Providing a service that provides employment opportunities for the https://eftp.mbakerintl.com/message/YQX9yBbbKzzHd7ARiBVJeO

RP002-22 ADD2 Page 2

Q6. The RFI document references Exhibit 5 that is supposed to contain airport operations counts and fuel flowage numbers for the past 5 years, but I was unable to locate that information. Where is the information?

A6. Exhibit 5 was accidentally omitted from the original RFI invitation. Staff recognized this error just prior to the on-line meeting today, and Addendum 1 to the RFI was issued. Exhibit 5 is included in Addendum 1 to the RFI.

Q7. Is the airport aware of any new tenants willing or wishing to locate to the airport, and if so, what type of tenant are they, e.g., corporate, cargo, 121 operators, etc.?

A7. The airport is not aware of any specific tenants that wish to locate to the airport. There is a consensus among the metro-area airport managers that there is not enough hangar space to meet current demands.

Q8. Does the airport wish to accommodate all the current tenants located in the RFI area after this project? In other words, is the intent to displace some or all of the current tenants, or would any proposed project be expected to accommodate the current tenants and the new development?

A8. The County is trying to find the highest and best use of the property offered in the RFI. It is understood that accommodating the existing tenants may not result in the highest and best use of the property based on some types of proposals. Accommodation of the existing tenants is desirable if it is possible and fits into the proposed use of the property, but it is not a requirement for a proposal.

Q9. What is the status and longevity of the second FBO lease that is not included in the RFI area?

A9. The second FBO has a lease that began on August 1, 1995. The initial lease term was 25-years (through July 31, 2020). In addition to the initial 25-year term, the lease has provisions for three additional 5-year renewals.

The first renewal required 90-day prior written notice from the tenant and was exercised taking the lease to July 31, 2025.

The second five-year renewal requires that the lessee pay a minimum of $225,000 in total rents and fees annually during the extension term. This second extension period would run though July 31, 2030.

The third and final five-year renewal requires the lessee to pay a minimum of $275,000 in total rents and fees annually during the extension term. The third and final extension period would run through July 31, 2035

It is possible that the required minimum annual payments in the second and third renewal periods will be too large of a financial liability to justify the tenant exercising those renewal options.

Q10. The FBO lease on the north side in the RFI area has an availability date of January 1, 2023. Are all the buildings within the RFI area becoming available on that same date of January 1, 2023?

A10. As noted on Page 7, Section 3 of the RFI document, the middle section of the RFI area as depicted in Exhibit 4 has two parcels that will not be available on January 1, 2023. The first is Parcel A (as shown on Exhibit 4) which is approximately 7.2 acres and currently contains 99 T-hangar units and 2 box hangars. This area will be available no later than February 14, 2023. The second area is Parcel B (as shown on Exhibit 4) which is approximately 0.8 acres and currently contains a flight school and office space. This area will be available no later than August 1, 2025.

Q11. Are the fuel farms utilized by the FBOs the airport’s property of the FBO’s property?

A11. The fuel farms are the FBO’s property until the lease expires. At the end of the term of the lease the buildings and all improvements, including the fuel farms, become the property of the County. Fuel trucks and other equipment not attached to the land (not improvements to the leasehold), will remain the property of the FBO.

RP002-22 ADD2 Page 3

Q12. There are several smaller hangars located on the FBO leasehold area that is included in the RFI. Are those owned by the airport and leased to customers. Or are those privately owned hangars with separate ground leases?

A12. Those hangars are currently included in the lease with the FBO, and the FBO has subtenants leasing them directly from the FBO. The County has no relationship with those existing tenants. At the end of the term of the lease with the FBO, the hangars will revert to County ownership.

Q13. If the highest and best use of the area contained in the RFI requires demolition of existing buildings and displacement of existing tenants, is the County open to that possibility?

A13. Yes. If the highest and best use of the area requires tenant displacement and/or demolition of existing buildings the County is open to that possibility.

Q14. There are minimum standards included in the RFI document. One of the standards requires that you have a pilot license. Is any team that proposes required to have a licensed pilot on the team?

A14. The minimum standards provide minimum requirements for commercial aeronautical activities at the airport.

While there are some general requirements for all commercial activities, e.g., all tenants are required to abide by and comply with the airport’s Storm Water Pollution Prevention Plan, there is not a general requirement for licensed pilots. You must be able to meet the minimum standards for the specific activity you are proposing to conduct on the airport.

As an example, if you are proposing to set up and operate an aircraft charter company, then you would be required to have at least 2 persons with current commercial pilot certificates. However, if you are proposing an FBO, you would not need anyone with a pilot certification.

Q15. Does Georgia have personal property tax on aircraft?

A15. Yes. Aircraft are assessed an annual ad-valorem tax.

Q16. I would like to request a copy of the Flight Schedule

A16. Gwinnett County Airport is not a Part 139 certificated airport. Therefore, we do not have any scheduled passenger services at the airport, so there is not a flight schedule to provide.

Q17. Can you provide a site visit attendee list?

A17. Please see attached.

Q18. After the RFI, what is the County’s next step and when? What is the expected timeline of notification to shortlist or award of the project?

A18. The RFI is expected to be reviewed shortly after submittal. Any appropriate notifications will be made after the review is completed. The goal of the County is to have new leases in place prior to January 1, 2023.

Q19. In light of the County’s pursuit of Federal funds which shall be allocated directly, and specifically granted, for the construction of a new FBO terminal at the Airport, as supported by the recent on-site visitation and facilities tour by currently serving U.S. Senators representatives accompanied by County officials, does the County intend to make available those funds to the selectee, or will the County be constructing any such FBO terminal itself?

A19. To the best of the County’s knowledge, at this time, the Federal Aviation Administration (FAA) does NOT provide grants for the construction of FBO terminals or any buildings for private businesses. The County is open to funding opportunities though, and if the County were to receive any funds for a terminal, it would likely be for the construction of a public terminal, and funding would be subject to FAA requirements. Currently, one of those requirements is all FAA grant funds are required to go to the airport sponsor (the County at LZU). Therefore, the County would be required to manage the construction of the terminal to utilize the grant funds, if any are available.

RP002-22 ADD2 Page 4

If an FBO is selected under the RFI and/or a subsequent RFP as the highest and best use of the property, and grant funds are available for public or private terminal construction, the County would likely team with that selected party to construct a terminal that would be mutually beneficial to the proposer’s and the County’s interests.

FAA funding for terminal construction is very regulated by the FAA and is generally limited to public areas only (e.g., a lobby is most likely eligible because it is accessible to the general public, but conference rooms are generally not eligible because they are not accessible to the general public, bathrooms are generally eligible, but office spaces are generally not eligible, etc.).

Stated simply, a grant for terminal construction would not typically be able to be used to construct an entire building. Additional funding would be required for non-public use areas, which would present the opportunity to team with a party if they were selected as the highest and best use.

The County would direct any interested parties to the AIP Handbook issued by the FAA for a more thorough discussion of what terminal expenses are and are not eligible.

Q20. Shall the County elect to construct such a subsidized facility to completion, does the County envision a competitive process separate from this RFI to select a qualified operational entity to operate the newly constructed facility? Or does the County intend to operate any new FBO facility itself?

A20. The County does not presently have an interest in operating an FBO facility itself.

As stated previously, if an FBO is selected under the RFI and/or a subsequent RFP as the highest and best use of the property, and if grant funds are made available to the County for public terminal construction; the County would likely team with that selected party to construct a terminal that would be mutually beneficial.

Q21. If, through this RFI, the County selects a privately funded development partner for an FBO Terminal from the respondents, and the County subsequently receives such Federal funding for the same development, will the previously selected partner have input in the design, development, construction and operation of the new terminal?

A21. See question/answer 19 and 20.

Q22. What, and whom, is the composition comprising the review and selection committee of this RFI?

A22. At this time, we are unable to confirm who those representatives will be.

Q23. If the County does not receive a submission that encompasses the entire proposed area, meaning responses that only incorporate specific areas, does the County intend or reserve the ability to form separate leaseholds with various entities and respondents whom share similar developmental business instillation proposals?

A23. Please see Section I, Sub-Section 8 General Information of the RFI document.

Q24. In the event that federal and state funds were made available after the fact for development and construction under this RFI, would the selectee be allowed to adjust its proposed construction budgets to reflect the significant additional cost which federal and state funding precipitate such as is the case with Davis-Bacon wage rates?

A24. If the County is awarded Federal Grant Funds for development of a public terminal building, the County would be required to expend those funds with a contractor selected through the County’s procurement process. Any costs associated with that work, e.g., Davis-Bacon wage rates, would be part of the contract between the County and the selected contractor. It is possible that a separate contract could be entered into with the contractor, to complete the non-federally eligible work. This separate contract would not necessarily have to meet federal funding requirements like Davis-Bacon wage rates.

RP002-22 ADD2 Page 5

Q25. Please confirm that any and all work product(s), including concepts, designs and plans, included in our proposal become the property of Gwinnett County, who has full and complete discretion as to whether or how that work product may be utilized in the future?

A25. Please see Section I, Sub-Section 6 Public Record of the RFI document.

Q26. Please provide current copies of the leases for the two FBOs currently on the field, including all leasehold exhibits to understand the size of the leaseholds and hangars, as well as all official correspondence as to the final termination of Gwinnett Aero and Aircraft Specialists leases?

A26. Copies of the south side FBO and north side FBO lease agreements can be found at (Northside FBO Lease.pdf and Southside FBO Lease.pdf):

https://eFTP.mbakerintl.com/message/YQX9yBbbKzzHd7ARiBVJeO

Both the Gwinnett Aero and Atlanta Jet Properties, LLC., leases are still currently in effect. So, no final termination correspondence exists.

Q27. If the County has recent appraisals (last 3 years) for any properties on the field, please provide copies.

A27. Two market rent analysis documents have been done for the airport within the last 3 years. PDF copies are available at (Airport Market Rent Analysis in past three years.pdf):

https://eFTP.mbakerintl.com/message/YQX9yBbbKzzHd7ARiBVJeO

Q28. Does the County have a rates and charges schedule?

a. What is current market ground rent for unimproved and improved property?

b. Is it anticipated that the ground rent proposed for the property subject to this RFI would be consistent with current rates and charges, if established?

A28. The County does not have a standard rates and charges schedule. It is anticipated that ground rent would be established through the lease negotiation process.

a. N/A

b. N/A

Q29. Does the County support a staggered redevelopment of the RFI property over a proposed period of time?

A29. The County is willing to consider redevelopment proposals that envision immediate redevelopment and redevelopments proposed over a period of time. Any proposal, whether immediate or staggered, should explain why that concept would be the highest and best use of the property.

Q30. Can the County provide any as-built utility infrastructure information on the property subject to this RFI?

(CAD/.dwg file preferred if available)?

A30. Utility information that the airport has can be found at (LZU-Utilities-frm-GIS.dwg):

https://eFTP.mbakerintl.com/message/YQX9yBbbKzzHd7ARiBVJeO

The County makes no guarantees about the completeness or accuracy of the information and proposers are cautioned to make their own investigations.

Q31. Please provide a copy of the three most recent annual budgets for the Airport, ideally showing the mix of revenue and expenditures by type or general ledger code?

A31. Copies of the annual County budget, which includes the Airport Enterprise Fund can be found at:

https://www.gwinnettcounty.com/web/gwinnett/departments/financialservices/budgetandadministration https://urldefense.com/v3/__https:/eFTP.mbakerintl.com/message/YQX9yBbbKzzHd7ARiBVJeO__;!!BFH4GnwD9A!fkMIkoom63Ink68DtrsTloz5FqTf40hBGBxzaS64gXQQMFC7ZRH_to_tw4Y9igEwkKTPp5ac7Q$ https://urldefense.com/v3/__https:/eFTP.mbakerintl.com/message/YQX9yBbbKzzHd7ARiBVJeO__;!!BFH4GnwD9A!fkMIkoom63Ink68DtrsTloz5FqTf40hBGBxzaS64gXQQMFC7ZRH_to_tw4Y9igEwkKTPp5ac7Q$ https://urldefense.com/v3/__https:/eFTP.mbakerintl.com/message/YQX9yBbbKzzHd7ARiBVJeO__;!!BFH4GnwD9A!fkMIkoom63Ink68DtrsTloz5FqTf40hBGBxzaS64gXQQMFC7ZRH_to_tw4Y9igEwkKTPp5ac7Q$ https://www.gwinnettcounty.com/web/gwinnett/departments/financialservices/budgetandadministration

RP002-22 ADD2 Page 6

Q32. Please provide CAD/.dwg file for the current Airport Layout Plan.

A32. A CAD/.dwg file of the current Airport Layout Plan can be found at (2021 ALP UPDATE-RDF REVISIONS 3-15- 2022.dwg):

https://eFTP.mbakerintl.com/message/YQX9yBbbKzzHd7ARiBVJeO

Q33. What is subject to ad valorem tax? Land? Buildings? All buildings, FBO and/or non-FBO?

A33. All real property and all personal property are subject to ad-valorem taxes unless exempted by Georgia law. Under the terms of the airport’s leases, and in accordance with FAA requirements, ownership of the land remains with the County if a parcel is leased.

This addendum should be signed in the space provided below and returned with your bid. Failure to do so may result in your bid being deemed non-responsive.

Thank you.

Lindsey Gravitt Purchasing Associate II

Company Name

Authorized Representative https://urldefense.com/v3/__https:/eFTP.mbakerintl.com/message/YQX9yBbbKzzHd7ARiBVJeO__;!!BFH4GnwD9A!fkMIkoom63Ink68DtrsTloz5FqTf40hBGBxzaS64gXQQMFC7ZRH_to_tw4Y9igEwkKTPp5ac7Q$

3/21 /22 Rf 1001-22 Site Visit

Representative Name Company Name Phone# E-Mail Address

DEPARTMENT REPRESENTATIVES SIGN-IN NEXT PAGE

I. A1dD Z,Nbi

2. iV\EHQf fV1 AA01 R l~V)/~~~(11~

4. uar1 n G f a;V( s.~{1 ,N oJ.Jt~

6. 7 c,ei/~ /4c/elf 5o;t/

K ' C. . -1. :,i ,, ?tYMQ_u_\

s. -;;? Otf /T

9. J.-,,,.~,.fa,h=-~I/

, o. /~ r Y&-,, G. \ L I l . ~1€/..., Cot~~

12. ,d.AL· It(.., 301-tf '-"

13. Ke: IT /-I µtJm;e.LVJ'..

14.kal §A. f ~~, 1s. ~wt\ u~.ff,Jd

>~Jf-4\r ~I( A rJS'K ft

3}/ --~J,(i/2- ;nlAYlli '2 ,J.w/~,r4t;1f,1N , ~ Jgl-Ci·1--$0 2. f11£HOT .r{\AAQIR@J"'~J5'/(,1 . c~M ~(_( ,ScA~ S~i01h~ ~l~ltL~~ ·C.Q_)r0

.... ]''" ,. l2i'\ !JL11:J I 00 I wu±-~~~vo.!u I . ta bVl

~ "Ae.il-tu 1: 72 Z .fa;)- /e; & fl I!, , 1 1 I wVf , sh c. I h:u,, (i,).A tU1 "-" , u ,______ St,e/tzR./L i/o7-Y:1S-OJ9F -~t:1~1r,s·0 ,v £ -~¼.e/6,,,;.~v;~.JA/ . 0 .-y

5h~ 1 ~ til·, f 7 7 z - {1 0 7 - 112 7 Kee y Mour @r.2t, e I +uff_q_~ ,u f /on ,tOI

'.5/f-oL.'Tfr.r=-£._ 7.il-2·-'/9',;; .._£35 /2(11-,.cz-fi)Sl-fdcrrfl-r:c,£t/,;Z?4770~, (°'1

S1<""J ~ """_,,,,. r-t;.~3 J:""-7 . ,,...,·JJ,.,1r d ~kc-,/G.. C,£1~

Y:: t 11 fi.vv" l7 IJ,." b_s:.,, 7 7D 3"? J cY-/'f J b r 1 C .c, 0 {:; C \J s. f'c- b • I\ e+ j,1l,( .k_. 77.::, --«,Y.s -3:-i~~ ~ , $:L e H 'f - Vl1 fk , c. O '11

~ ell Vt '--lVV' 2~ ct -& s (J - r!J r fY1 ~ Oi e,el (J /xllu ~w 4- f· ·kit l.O'/Y\ fr1 DC q, 2 · G:,,~ -6-H ~ I 4:.,i_-u,, ~ r f iX..JGtr::i c. ra d -G O "--. ~"- -----,,4 v'd~--~

&'Ad~ tf 7o ?'7(.)--<s'{~ Jbf6 ?3o'tn32 <!3.- p,'ldi'l / {!'.oN S<t w ::y.:ro -:r-i,2,32,11 f!o.w....e 1,h(t.fngJJ ~~w~r · ~

3/21/22 RFI00 1-22 Site Visit

Representative Name Company Name Phone# E-Mail Address

DEPARTMENT REPRESENTATIVES SIGN-IN NEXT PAGE

1. ~ w' rll1r4t1U':J i~kJ 40 4---#l --2t 10 ~ wtl MSJ~ i \leJw-C~q:1;p .. c..cnu

2. ------------

3.

4. --------------

5.

6. --------------

7.

8.

9. --------------

10.

11. --------------

12. _____________ _

13., _____________ _

14. --------------

15. --------------

3/21/22

Department Representative Name Dep_artment Department Representative Name Dep_artment

'""J'oQ'DA-J MA-~r_~ b<D\