RFP - FINAL 10.6 Master Chino Airport Master Lease Holder.pdf

REQUEST FOR PROPOSALS (RFP)

RESD126-RES-6096

LONG TERM LAND LEASE FOR CAPTAL

IMPROVEMENT, REHABILITATION, FACILITIES

MANAGEMENT AND MAINTENANCE

APPROXIMATELY 313,715 SQUARE FEET OF HANGARS,

B-120, B-130, B-140, B-150, B-160, and B-340 ON 13.77 ACRES

CHINO AIRPORT CHINO, CALIFORNIA

San Bernardino County Department of Airports

San Bernardino, CA 92408 October 2025

Request for Proposals

Capital Improvement, Rehabilitation, Facilities Management at Chino Airport

I. INTRODUCTION

A. Purpose The County is requesting proposals from qualified entities (Proposers) to enter into a long-term ground lease for the capital improvement, rehabilitation, facility management, and maintenance of existing County-owned Airport sites containing approximately 313,715 of Hangar square feet, B-120, B-130, B- 140, B-150, B-160, and B-340, on approximately 13.77 acres of land (“Property”) situated in a prime location with the boundary of Cal Aero Drive to the west and Merrill Avenue to the north.

The County intends to select, from among the qualified Proposers, a party with whom to enter into a ground lease agreement (Attachment “C1”). The objective of this agreement is to facilitate the capital improvement, rehabilitation, facilities management, and maintenance of Hangars B- 120, B-130, B-140, B-150, B-160, and B-340, as well as the potential redevelopment of Hangar B-

340. The selected Respondent shall be responsible for ensuring that the project is well-designed, managed, marketed, and maintained, with the goal of generating annual revenue for the Department of Airports. Terms of an agreement will be developed after selection and project concept is identified; the selection of the Respondent as well as the terms of the agreement will ultimately be subject to the discretion and approval by the Board of Supervisors.

B. RFP Contact All correspondence, including Proposals and questions (not bid questions), must be submitted to the person identified below (RFP Contact):

San Bernardino County Real Estate Services Department Attn: Lyle Ballard 385 N. Arrowhead Ave., Third Floor.

San Bernardino, CA, 92415- 0180 (909) 387-3372 Phone

(909) 387-2052 Fax Lyle.Ballard@res.sbcounty.gov

E-mail address may only be used to submit questions (not bid questions). Proposals will not be accepted by email or facsimile. Proposals must be submitted electronically through the County Electronic Procurement Network (ePro), or via hard copy with original signature submitted to the address indicated above. The completed and signed proposal must be received by the Deadline for Proposals specified in Section II – Proposal Timeline. All Proposers must register with the ePro system prior to the date and time to submit the proposal or they will be disqualified.

C. Reserved

D. Contract Term

Services to be provided under this Request for Proposals (RFP) are outlined under Section V, Scope of Work. The Contract period will be for a minimum of thirty (30) years and maximum of forty-nine (49) years beginning upon successful execution of a Lease Agreement and subject to the provisions as described under Section V, Scope of Work. The County will consider options to extend beyond this initial term based on Contractor performance and negotiations.

E. Location The location for the capital improvement, rehabilitation, facility management, and maintenance as further provided in Attachment A1 are as follows:

mailto:Lyle.Ballard@res.sbcounty.gov

Request for Proposals

• Approximately 313,715 square feet of existing Hangar square feet, B-120, B-130, B-140, B- 150, B-160, and B-340, on 13.77 acres of land with the boundary Cal Aero Drive to the west and Merrill Avenue to the north.

F. Assistance to Proposers with a Disability

Proposers with a disability may request accommodation regarding the means of communicating this RFP or participating in the procurement process. For more information, contact the RFP Contact no later than ten (10) days prior to the Deadline for Proposals.

II. TIMELINE

Release of RFP October 13, 2025 Optional Site Walk October 20, 2025 – October 24, 2025 Deadline for Submission of Questions October 31, 2025 Deadline for Proposals November 14, 2025; 5PM PST Date for Tentative Contract Award January 2026

Site Walk:

Optional Site Walks will be held:

October 20, 2025, through October 24, 2025, beginning at 11:00 a.m. PST at the Chino Airport Administration Office:

7000 Merrill Ave, A550 Chino, CA 91708

To schedule an optional site walk please RSVP three days prior, by 5pm PST with Jessica.Christian@airports.sbcounty.gov

Questions regarding the contents of this RFP must be submitted in writing in ePro on or before the Deadline for Submission of Questions. All questions will be answered, and both the questions and answers will be posted as an Addendum to the RFP in ePro.

III. DEFINITIONS

Capitalized terms used in this RFP shall have the meanings given to them in the RFP and as defined below:

Board: The San Bernardino County Board of Supervisors.

Contract: The Contract between the County and the Proposer resulting from the award issued by the County Board pursuant to this RFP to the successful Proposer.

Contractor: Any individual, company, firm, corporation, partnership, or other organization to whom a contract award is made by the County for capital improvement, rehabilitation, facility management, and maintenance of a business belonging to another.

Facilitator for the Evaluation Panel: A County Purchasing Department Buyer or designated individual tasked with managing the processes of the evaluation panel.

Proposal: The offer to provide specific goods or services at specified prices and/or other conditions specified in the RFP.

mailto:Jessica.Christian@airports.sbcounty.gov

Request for Proposals

Purchasing Agent: The Director of the County Purchasing Department.

Request for Proposals (RFP): The request for an offer from Proposers interested in providing the identified services and requesting to lease property owned by the County. The RFP specifies the evaluation factors to be used and contains or incorporates by reference contractual terms and conditions applicable to the revenue lease agreement.

Services: The requested services described in this RFP.

Subcontractor: An individual, company, firm, corporation, partnership, or other organization, not in the employment of or owned by Contractor who is performing services on behalf of Contractor under the Contract or under a separate contract with or on behalf of Contractor.

Proposer-Contractor: During the RFP process, the Vendor community is notified of an RFP. When a business or individual submits a proposal, it is then a Proposer. When a Proposer is selected for an award, the terminology most often used is Contractor.

IV. PROPOSAL CONDITIONS

A. Authorized Signatures

All proposals must be signed by an individual authorized to bind the Proposer to the provisions of the

RFP.

B. Term of Offer

Proposals shall remain open, valid, and subject to acceptance anytime within nine (9) months after the Proposal submission.

C. Required Review

Proposers should carefully review this RFP for defects and questionable or objectionable material.

Comments from Proposers concerning defects and objectionable material in this RFP must be made in writing and received by the RFP contact prior to the deadline for submission of questions identified in Section II or at least ten (10) calendar days before the Deadline for Proposals (whichever occurs last). This will allow issuance of any necessary amendments or addendums to the RFP. It will also help prevent the opening of a defective RFP and exposure of Proposals upon which an award could not be made. Protests based on any omission or error, or on the content of this RFP, may be disallowed if not submitted in writing to the attention of the RFP Contact, prior to the deadline for submission of questions identified in Section II or at least ten (10) calendar days before the Deadline for Proposals (whichever occurs last).

D. Incurred Costs

The County is not obligated to pay any costs incurred by Proposer in the preparation of a Proposal in response to this RFP. Proposers agree that all costs incurred in developing a Proposal are the Proposer’s responsibility.

E. Amendments/Addendums to RFP

The County reserves the right to issue amendments or addendums to this RFP if the County considers that changes are necessary or additional information is needed.

Changes to a Proposal or withdrawal of a Proposal will only be allowed if a request is received prior to the Deadline for Proposals. No amendments or withdrawals will be accepted after the Deadline for Proposals.

F. Best Value Evaluation

As established in this RFP, the County realizes that criteria other than proposed lease fees are important and will award contract(s) based on the Proposal that best meets the needs of the County.

Request for Proposals

The County seeks the optimal combination of quality, revenue, and various qualitative elements of the required Services that will provide the County with the greatest or best value for its customers.

G. Right of Rejection

Offers must comply with all of the terms of the RFP, and all applicable local, state, and federal laws, codes, and regulations. The County may reject as non-responsive any Proposal that does not comply with all of the material and substantial terms, conditions, and performance requirements of the RFP.

Further, the County may reject a proposal from any entity that is a parent, affiliate, or subsidiary, or that is under common ownership, control, or management with any other entity submitting a Proposal in response to this RFP.

A Proposer may not qualify the Proposal nor restrict the rights of the County. If Proposer does so, the Proposal may be determined to be a non-responsive counteroffer and the Proposal may be rejected.

No Proposal shall be rejected, however, if it contains a minor irregularity, defect, or variation. If the irregularity, defect, or variation is considered by the County to be immaterial or inconsequential, the County may choose to accept the Proposal.

Minor irregularities may be waived by the Purchasing Agent when they are any of the following:

1. Do not affect responsiveness.

2. Are merely a matter of form or format.

3. Do not change the relative standing or otherwise prejudice other offers.

4. Do not change the meaning or scope of the RFP.

5. Are trivial, negligible, or immaterial in nature.

6. Do not reflect a material change in the work; or

7. Do not constitute a substantial reservation against a requirement or provision.

In such cases the Proposer will be notified of the deficiency in the Proposal and given an opportunity to correct the irregularity, defect or variation or the County may elect to waive the deficiency and accept the Proposal. The decision to provide a waiver shall in no way modify or compromise the overall purpose of the submittal, nor excuse the Proposer from compliance with all requirements if awarded a Contract.

This RFP does not commit the County to award a contract. The County reserves the right to reject any or all Proposals if it is in the best interest of the County to do so. The County also reserves the right to terminate this RFP process at any time.

H. Reserved

I. Clarification of Offers

In order to determine if a Proposal is reasonably susceptible for award, communications by the Facilitator for the evaluation panel are permitted with a Proposer to clarify uncertainties or eliminate confusion concerning the contents of a Proposal. Clarifications may not result in a material or substantive change to the Proposal. The evaluation by the panel may be adjusted as a result of a clarification under this section.

J. Public Records Act

All Proposals and other material submitted become the property of the County and are subject to release according to the California Public Records Act (Government Code § 7920.000 et seq.). All Proposal information, including cost information, will be held in confidence during the evaluation and negotiation process. Thereafter, Proposals are subject to becoming a non-exempt public record.

If a Proposer believes that any portion of its Proposal is exempt from public disclosure, it must indicate the specific portions believed to be confidential and not subject to disclosure on Attachment I - Public Records Act Exemptions. The Proposer also must include a brief description that sets out the reasons for

Request for Proposals exemption from disclosure. Each stated exemption must include a citation to supporting legal authority, including statutory authority or case law, to support exemption from the Public Records Act. Requested exemptions that do not meet the requirements of this section will not be considered.

The County will use reasonable means to ensure that such information is safeguarded but will not be held liable for inadvertent disclosure of the information. Proposals marked “Confidential” in their entirety will not be honored, and the County might not deny public disclosure of any portion of Proposals so marked.

By submitting a Proposal with portions identified in Attachment I as “Confidential,” Proposer represents that it has a good faith belief that such portions are exempt from disclosure under the California Public Records Act. Proposer may be requested to obtain legal protection from disclosure should a Public Records Act request be received. In the event the County does not disclose the information marked “Confidential,” Proposer agrees to reimburse the County for, and to indemnify, defend (with counsel approved by County) and hold harmless the County, its officers, employees, agents, and volunteers from and against any and all claims, damages, losses, liabilities, suits, judgments, fines, penalties, costs and expenses, including without limitation, attorneys’ fees, expenses and court costs of any nature arising from or relating to the County’s non-disclosure of any such designated portions of a Proposal.

K. Employment of Former County Officials

Information must be provided in Attachment G regarding former County Administrative Officials (as defined below) who are employed by or represent Proposer. The information provided must include a list of former County Administrative Officials who terminated County employment within the last five years and who are now officers, principals, partners, associates, or members of Proposer and should also include the employment and/or representative capacity and the dates these individuals began employment with or representation of Proposer. For purposes of this section, “County Administrative Official” is defined as a member of the Board of Supervisors or such member’s staff, Chief Executive Officer or member of such officer’s staff, County department or group head, assistant department or group head, or any employee in the Exempt Group, Management Unit or Safety Management Unit.

Failure to provide this information may result in the Proposal being deemed non-responsive.

L. Reserved.

M. Disclosure of Criminal and Civil Proceedings

The County reserves the right to request the information described herein from the Proposer selected for Contract award. Failure to provide the information may result in a disqualification from the selection process and no award of Contract to the Proposer. The County also reserves the right to obtain the requested information by way of a background check performed by an investigative firm. The selected Proposer may also be asked to provide information to clarify initial responses. Negative information provided or discovered may result in disqualification from the selection process and no award of Contract.

The selected Proposer may be asked whether the firm, or any of its partners, principals, members, associates or key employees (as that term is defined herein), within the last ten years, has been indicted on or had charges brought against it or them (if still pending) or convicted of any crime or offense arising directly or indirectly from the conduct of the firm’s business, or whether the firm, or any of it partners, principals, members, associates or key employees, has within the last ten years, been indicted on or had charges brought against it or them (if still pending) or convicted of any crime or offense involving financial misconduct or fraud. If the response is affirmative, the Proposer will be asked to describe any such indictments or charges (and the status thereof), convictions and the surrounding circumstances in detail.

In addition, the selected Proposer may also be asked to disclose whether the firm, or any of its partners, Request for Proposals principals, members, associates, or key employees, within the last ten years, has been the subject of legal proceedings as defined herein arising directly from the provision of services by the firm or those individuals. “Legal proceedings” means any civil actions filed in a court of competent jurisdiction, or any matters filed by an administrative or regulatory body with jurisdiction over the firm or the individuals. If the response is affirmative, the Proposer will be asked to describe any such legal proceedings (and the status and disposition thereof) and the surrounding circumstances in detail.

For purposes of this provision “key employees” includes any individuals providing direct service to the County. “Key employees” do not include clerical personnel providing service at the firm’s offices or locations.

N. Debarment and Suspension; California Secretary of State Business Entity Registration.

Proposer certifies in Attachment D that neither it nor its principals or subcontractors are presently debarred, suspended, proposed for debarment, declared ineligible, or voluntarily excluded from participation in this transaction by any federal department or agency. (See Attachment D and the following United States General Services Administration’s System for Award Management website https://www.sam.gov). Proposer also certifies in Attachment D that if it or any of the subcontractors listed in the Proposal are business entities that must be registered with the California Secretary of State, they are registered and in good standing with the Secretary of State.

O. Unsatisfactory Performance

Proposer affirms that it has no record of unsatisfactory performance with the County in the twenty-four

(24) month period immediately preceding the date of issuance of this RFP.

P. Final Authority

The final authority to select Proposal(s) and award a contract(s), as a result of this RFP, rests solely with the County Board of Supervisors, or as delegated by the Board of Supervisors.

Q. Department of Industrial Relations Registration Proposer must be registered with the Department of Industrial Relations as required by Senate Bill 854 (Chapter 28, Statutes of 2014) and Senate Bill 96 (Chapter 28, Statutes of 2017) to work on public works contracts as defined under the Labor Code

V. SCOPE OF WORK

A. BACKGROUND INFORMATION

Nestled in the heart of Southern California's Inland Empire, Chino Airport stands as a hidden gem poised for transformative development. This 1,097-acre aviation hub isn't just a runway; it's a canvas of opportunity waiting for visionary investors to paint their success stories. With its strategic location just 35 miles east of downtown Los Angeles, Chino Airport offers unparalleled accessibility to major markets while providing the space and flexibility that urban airports can only dream of.

Imagine a bustling aerotropolis where cutting-edge aerospace companies rub shoulders with high-end retail, where aircraft maintenance facilities coexist with state-of-the-art office complexes, and where pilots and entrepreneurs alike find their wings. The airport's existing infrastructure, including two runways capable of handling a wide range of aircraft, sets the stage for immediate growth. But it's the vast swathes of undeveloped land surrounding the airport that truly ignite the imagination. From aviation-related industries to mixed-use developments that cater to the region's growing population, the possibilities are as endless as the California sky. With strong support from local government and a community eager for economic expansion, Chino Airport isn't just an investment opportunity – it's your chance to shape the future of an entire region.

According to the 2010 Chino Airport Economic Benefit Analysis, CNO is the largest non-commercial airport https://www.sam.gov/

Request for Proposals within a 20-mile radius, making it a leading general aviation airport for independent pilots, students, trainers and corporate users with approximately 72,457 itinerate flights including arrivals and departures. The economic benefits of Chino Airport, including on-airport, are air visitor and secondary benefits (which result as dollars recirculated in the regional economy) calculated to be $95.0 million in revenue, $32.2 million in earnings and 593 jobs created.

History CNO was once the home of Cal-Aero Academy, an independent flying school that existed when World War II started. The U.S. Army Air Forces contracted with the school to provide basic and primary flight training for Army Air Cadets. During the war, Cal-Aero operated the training base with Stearmans and BT-13s. The name "Cal-Aero" is preserved at the airport, and it can be seen on several buildings.

Starting in early 1945, surplus training aircraft due to the cessation of pilot training programs, and hundreds of post-war combat aircraft were flown into CNO for disposal, making CNO a vast parking lot for warplanes. Soon, CNO was filled with everything from T-6s to B-24 Liberators. Most planes met an undignified end through dismantling.

During the mid-1960s, CNO was used as the location setting for the TV series 12 O’clock High, as the fictitious Archbury Army Airfield, which was home base to the (equally fictitious) 918th Bomb Group. The airfield itself and a number of World War II-era buildings were used for exterior shots.

Today CNO is currently the home of two aircraft museums, the Planes of Fame and the Yanks Air Museum, and the airport is one of the centers of aircraft restoration and preservation with several different companies that do this work at the Airport.

CNO is located on approximately 1,097 acres of land at an elevation of 650 feet above mean sea level.

CNO is classified as a Basic Transport Airport in the National Plan of Integrated Airport Systems. CNO is designated as a general aviation reliever airport for John Wayne Airport in Orange County.

Facilities at CNO consist of the airfield, general aviation facilities, hangars, administrative facilities, service and maintenance facilities, expansion land areas, Air Traffic Control Tower, aircraft rescue and firefighting, aircraft fuel facilities, and ancillary support services. The airfield is comprised of three runways and various paved taxiways.

Vision In order to continue the financial growth of CNO, as well as support the increasing demand for general aviation services in the region, the County is seeking developers / investors with expertise, skills, capabilities, and experience to provide quality, high-performing, managed, marketed, and maintained facilities that are for aeronautical and related uses on 13.77 acres of land with approximately 313,715 square feet of Hangars, B-120, B-130, B-140, B-150, B-160, and B-340 located at Chino Airport within the areas currently identified for the capital improvement, rehabilitation, facility management, and maintenance, comprising approximately 13.77 acres, as depicted in Attachment A1 with guidelines and requirements in Attachment A2.

CNO sits in a diversified economy poised for growth with industrial warehousing that include a Walmart fulfillment facility, a FedEx Ground facility and a Best Buy fulfillment facility and retail and education uses, including the Chaffey College Campuses. The economy (see Attachment B1 Local Economic Data) around CNO is supported by its direct access to the 14,173-acre Chino Hills State Park and the 2,000-acre Prado Regional Park that offers fishing, camping and other recreational activities along with access from Highways 91, 71, 10, 60 and State Route 83. CNO is surrounded by new residential development directly

Request for Proposals to the south, the Preserve at Chino, and continues east of the airport with Parkview Meadow and Avonlea.

CNO is an actively engaged airport and has an abundant amount of land zoned for industrial, residential and retail development in the surrounding area.

CNO is convenient with freeway accessibility near Interstates 10, 15 and state highways 60, 71 and 91, providing access to the key land developments, labor and demographic attributes that support manufacturing and continued aeronautical job growth in the region. Target market opportunities will be aeronautical along with any non-aeronautical and recommended related uses subject to FAA approval.

Currently the County is undertaking implementation of an Interim Remedial Action Plan (IRAP) to remediate groundwater contamination in the vicinity of CNO. Part of the continuing efforts related to the IRAP may include imposition of land use controls to prevent further impacts to groundwater, installation of additional monitoring systems, and potential investigative work as necessary, or as required by the Santa Ana Regional Water Quality Control Board (RWQCB). The selected Proposer must work closely with the County to determine any limitations on specific areas within CNO to adhere to RWQCB requirements and implementation of the IRAP. Additional information related to the County’s efforts can be found here:

https://airports.sbcounty.gov/chino-cagrp/.

B. PROJECT DESCRIPTION

1. The County is seeking proposals to establish a contractual relationship whereby the Contractor will redevelop, rehabilitate, construct, maintain, implement, market and manage the day-to-day operations of existing revenue generating aeronautical facilities at Chino Airport. The contractor will agree to pay a minimum annual lease fee (or monthly lease fee). The minimum amount of this lease fee will be subject to an appraised fair market value of the property pursuant to FAA Guidelines.

2. Requirements: The Contractor, at a minimum, will be responsible for the following items:

a. Maximize the return to the Property and revenue to the County through a long-term

Lease of the Property. The County is open to any type of reoccurring revenue structure as proposed by the Respondent.

i. Consideration and evaluation of the reoccurring revenue stream proposed by the respondents from the proposed Lease structure will include, but not be limited to start date of County receiving revenue, frequency of revenue received (e.g.

monthly, quarterly or annually), proposed rent increases over the Term of the Lease, the length of the Lease Term and any market risk factors that may hinder or reduce the proposed revenue stream over the Term of the Lease.

b. Provide a high-quality and well-maintained product that augments and conforms to the aeronautical neighborhood and surrounding community.

c. Meet all land use capital improvement and rehabilitation conditions and standards set forth by, but not limited to the County through LUS, City of Chino, FAA, and any governmental requirements.

d. Ensure all public rights of way are improved to standards and integrate all access and safety requirements.

e. Strengthen the quality of life for the immediate community.

f. Submit to the County, on a periodic basis as determined by the County, records of the number and types of aircraft based on the leased premises, which may include ownership information, make, model, and aircraft registration number.

g. Develop, maintain, and annually submit a Maintenance Plan for the leased premises, and submit quarterly maintenance schedules.

h. Submit to the County accurate and timely tenant information for all subtenants or occupants of the leased premises, for inclusion in various County databases such https://airports.sbcounty.gov/chino-cagrp/

Request for Proposals as possessory interest records and Geographic Information Systems (GIS).

i. Ensure that all hangars and related facilities on the leased premises are used solely for aeronautical purposes in accordance with applicable FAA compliance requirements and Grant Assurances and County policies, and implement appropriate penalties for any non-compliant uses, subject to review and approval by the County.

j. Contractor shall be responsible for improving and maintaining all landscaping along Cal Aero Drive from Building B-120 to Building B-160. This obligation includes, but is not limited to:

i. Landscaping within the area directly abutting the leased premises; and

ii. The landscaped island separating Cal Aero Drive from the adjacent public roadway along the frontage of the leased premises.

3. Preference will be given to design, rehabilitation, and redevelopment concepts that provide significant job creation opportunities resulting in advancing the economic value to the community. This would include having a known user that will occupy the project and provide a significant number of jobs, including highly skilled technical, engineering and/or managerial jobs.

4. Financial Accountability: Additionally, proposers must present evidence that they are capable of operating with financial accountability. Provide Proposer’s Annual Report for the previous two years. Proposer must also include independently audited financial statements for the most recent completed fiscal year. If audited financial statements are not available, please provide un-audited financial statements along with a certification from the Proposer’s accountant that the information accurately reflects the Proposer’s current financial status. If the Proposer is a sole proprietorship, please provide Schedule C of the Internal Revenue Service forms as well as a certification from the owner and the accountant that the information accurately reflects the Proposer’s current financial status.

VI. PROPOSAL SUBMISSION

A. General

1. All interested and qualified Proposers are invited to submit a Proposal(s) for consideration.

Submission of a Proposal indicates that the Proposer has read and understands the entire RFP, including all appendixes, attachments, exhibits, schedules, and addenda (as applicable) and that all concerns regarding the RFP have been resolved.

2. Proposals must be received by the designated date and time. All Proposers must register with the ePro system prior to the date and time to receive the proposal or they will be disqualified.

Late or incomplete proposals will not be accepted. Electronic responses must be submitted through the San Bernardino County Electronic Procurement Network (ePro) https://epro.sbcounty.gov/epro/. System-related issues in ePro shall be directed to the Purchasing Department at (909) 387-2060. For procurement questions involving ePro, please contact the RFP Contact identified in Section I, Paragraph B – RFP Contact.

3. The Proposer acknowledges that its electronic signature is legally binding. Submittals in ePro will be opened from the system’s encrypted lock box after the deadline and evaluated as stated in this

RFP .

4. Paper responses can be submitted in lieu of electronic submission, by mail or in person to the RFP https://epro.sbcounty.gov/epro/

Request for Proposals

Contact and will be time/date stamped when received. Proposals can be withdrawn at any time prior to the scheduled Deadline for Proposals.

5. Hand carried Proposals may be delivered to the RFP Contact between the hours of 8:00 a.m. and 5:00 p.m., Monday through Friday, excluding holidays observed by the County. Proposers are responsible for informing any commercial delivery service, if used, of all delivery requirements, and for ensuring that the address information appears on the outer wrapper or envelope used by such service

6. Proposals must be submitted in the format described below. Proposals are to be prepared in such a way as to provide a straightforward, concise description of capabilities to satisfy the requirements of this RFP.

7. Proposals must be completed in all respects as required in this section. A Proposal may not be considered if it is conditional or incomplete.

B. Proposal Format Responses to this RFP must be in the form of a proposal package, which must be submitted in the following format:

1. Presentation

Submit all hard copies of the Proposal on 8 ½ x 11 paper. To promote clarity and efficiency in the review process, Proposals submitted in response to this RFP shall be limited to a maximum of 40 printed pages, which equates to 20 double-sided pages (front and back). Each page, including attachments, must be clearly and consecutively numbered.

2. Cover Page

Use Attachment A as the cover page.

This form must be fully completed and signed by an authorized officer of the Proposer.

3. Table of Contents All pages of the Proposal, including the enclosures, must be clearly and consecutively numbered and correspond to the Table of Contents.

4. Statement of Certification

Include the following on Attachment B:

a. A statement that the offer made in the Proposal is firm and binding for nine (9) months from the Deadline for Proposals.

b. A statement that all aspects of the Proposal, including proposed lease payment, have been determined independently, without consultation with any other Proposer (competitor) for the purpose of restricting competition.

c. A statement that all declarations in the Proposal and attachments are true and that this shall constitute a warranty, the falsity of which will entitle the County to pursue any remedy by law.

d. A statement that the Proposer agrees that all aspects of the RFP and the Proposal submitted shall be binding if the Proposal is selected and a Contract awarded.

e. A statement that the Proposer agrees to provide the County with any other information the County determines is necessary for an accurate determination of the Proposer’s ability to perform the Services as proposed.

f. A statement that the Proposer, if selected, will comply with all applicable rules, laws, and regulations.

g. A statement that the Proposer has reviewed the RFP and General Contract Terms in their entirety and have no exceptions to any requirements, terms, or conditions, except as noted in Attachment H.

Request for Proposals

5. Statement of Experience and Qualifications

Include the following in this section of the Proposal:

a. Business name of the Proposer and type of legal entity such as corporation, partnership, etc.

If Proposer is a business entity that must be registered with the California Secretary of State, Proposer shall provide the County the entity number assigned to it by the Secretary of State.

b. Number of years the Proposer has been in business under the present business name, as well as related prior business names.

c. Statement that the Proposer does not have any commitments or potential commitments that may impact the Proposer’s ability to perform the Contract, if awarded.

6. Licenses, Permits, and/or Certifications.

Provide copies of all licenses, permits and/or certifications in Attachment C as required under Section X. TERMS AND CONDITIONS Paragraph A, 21.

7. Financials

Proposers must present evidence satisfactory to the County demonstrating their ability to develop, construct, operate and maintain Proposed Project operations as proposed in each proposal. The proposer’s statement of financial capability must include the source of funding and detailed information including:

The responsibility and cost of entitling, developing, managing, and operating the Proposed Project and Use is the sole responsibility of the Respondent.

Ability to Finance: Identify and describe the specific source of funding that the business proposes to use to undertake the project as proposed and will need to include a surety bond guarantee. If funds are to be used from outside sources (i.e., parent company, third party, LLC partners, etc.), provide documentation, such as a recent bank statement, balance sheet, income statement, and/or other supporting documents, to demonstrate that funds are available to fund this project. In addition, if funds are to be borrowed to finance any portion of the total investment, proposer must provide loan commitment documentation such as a letter-of- intent from the individual, bank, or other lending entity indicating the minimum amount to be loaned and any applicable percentage rate.

The loan commitment may contain the qualification that the loan will be consummated only upon award of an agreement with the County.

Business Financial Statement: Describe the current and true condition of the business’ assets, liabilities, and net worth. Round figures to the nearest dollar. If the business is a partnership or joint venture, each general partner or joint venturer must individually submit a Business Financial Statement. Proposer may provide copies of forms filed with the Internal Revenue Service, where applicable. Provide Proposer’s Annual Report for the previous two years. The proposer must also include independently audited financial statements for the most recent completed fiscal year. If audited financial statements are not available, please provide un-audited financial statements along with a certification from the Proposer’s accountant that the information accurately reflects the Proposer’s current financial status. If the Proposer is a sole proprietorship, please provide Schedule C of the Internal Revenue Service forms as well as a certification from the owner and the accountant that the information accurately reflects the Proposer’s current financial status.

Financial / Project Proforma: Three-year Proforma. Provide annual revenue projections and anticipated operating costs for the period of proposed operation. Rent proposal to County shall be based on any net profit projections identified within the Financial Proforma.

Ground Rent and estimated additional revenue to County with supporting documentation Respondent would like to propose. Including proposed additional credit enhancements such as Guarantee of Lease and/or Letter of Credit.

Request for Proposals

Credit Worthiness: Proposers must present evidence of credit worthiness. At a minimum, evidence should include a credit report issued by a nationally recognized credit bureau within 60 days of the proposal due date and include the Fair Isaac Corporation (FICO) score. Any derogatory information listed on said reports must be explained. Below average FICO scores, outstanding debts, delinquent payment history on current contracts, and any other derogatory information may disqualify a proposal.

8. Project Team Organization Chart

This section must be completed by each individual, partner, and member of joint ventures; CEO, officers, and holders of 25% or more of the company’s shares for corporations; manager; and the managing member(s) of the organization identified on the LLC-12 for a limited liability company. The aforementioned identified individual(s) must also complete and sign the Authorization to Release Information in Section IV.

Provide the following information, as applicable:

• Describe the entity responding to this RFP.

• Identify (name, address) each principal in the project team.

• Identify key team members (environmental consultant, architect, engineer, legal representative, marketing representatives, contractor, and pertinent consultants).

Experience:

• Confirm and show Respondent has a minimum of five (5) years of experience and expertise in developing, managing, and operating use(s) proposed.

• Provide information on any projects previously or currently pending foreclosure or that have failed to meet real estate loan obligations in the past 10 years.

• Demonstrate experience in the proposed Concept Plan by including experience of principals and team members in constructing and managing the end product:

• List projects developed & timeline to completion.

• Include photographs, site plans to illustrate project complexity and quality.

• Team members of those projects.

• Current status of those projects.

• Narrative describing in detail the duration, extent, and quality of the proposer’s education and business experience with special emphasis on the experience and qualifications related to the subject capital improvement, rehabilitation, facility management, and maintenance and operations management. Be specific with respect to the type and dates of experience, the proposer’s role in the management and specific duties, type and size of operation, quality of operation, public agency involvement, contractual relationships, and other factors that demonstrate an ability to successfully operate the proposed developed project. Attach additional information as needed.

Provide an organization chart illustrating the project team, and clearly show the organization of the team and the hierarchy of the members. It must include:

a. Organizational framework for the proposed project team.

b. Company name and staff name for each role identified in the chart.

Request for Proposals

c. Resumes of key personnel, including qualifications, education, and project experience.

9. Proposal Description The Proposal(s) should include the following:

• Capital improvement, rehabilitation, facility management, and maintenance concept that will:

• Maximize the return to the Property

• Provide a high-quality product that augments and conforms/compliments CNO aeronautical and surrounding community.

• Meet all land use and conditions and standards set forth by the City of Chino.

• Ensure all public rights of way are improved to standards and integrate all access and safety requirements.

• Strengthen the quality of life for the immediate community.

• Proposal and Lease requirements:

• Provide Concept Plan including:

a) Proposed primary lease term (Term).

i. Proposed lease option(s) to extend the Term.

ii. Proposed Security Deposit.

• Draft Exhibits of site plan and suggested elevations.

• Proposed Improvement plans including units proposed, square footage of each unit, project amenities, density, or floor area ratio.

a) Architectural theme.

b) Public Rights of Way.

c) Open space/landscaped area(s).

• Provide market feasibility study substantiating proposed uses.

• Marketing plan

a) Provide general process for marketing proposed product.

b) Include projected marketing costs and absorption time.

• Evidence of financial capability to complete Concept Plan:

• Recent examples of financing and construction of comparable size and quality products.

• Current Financial Statements of principals.

• Lender and/or equity financial references.

• Any references from public agencies.

10. Work Plan Include the following:

a. Summary of management/work plan for this Project.

b. Project schedule with projected total costs summary to include:

• Environmental Clearance.

• Phase I/Phase II as needed.

• Off-Site Improvements required/estimated costs.

• Construction timeline

• Engineering

• Site Costs include mapping and permits.

• Lease-up costs and timeline; include current and projected market activity.

• Marketing program to lease up and manage finished product.

• Value of County Property as is, and as improved with proposed capital improvement, rehabilitation, facility management, and maintenance, with supporting documentation.

Request for Proposals

• Estimated rate of return on Project.

• Expectations for potential revenue and cost sharing.

• Public incentives.

• Expected ground lease rates, terms, conditions, and metrics.

c. A detailed Business Plan that identifies the Proposer’s plan for the first seven years of the contract. This plan will be updated and submitted at the conclusion of the seventh year to cover the remaining years of the contract.

d. A detailed capital improvement, rehabilitation, facility management, and maintenance plan that identifies Proposer’s plan for the first five years of the contract. This plan must address capital improvements and deferred maintenance projects, include a timeline, and be updated and submitted at the conclusion of the fifth year to cover the remaining years of the contract.

11. Certification Regarding Debarment or Suspension

Complete Attachment D.

12. Revenue Complete projected Revenue Information included within Attachment E.

13. References

Financial, client, and vendor references are used to confirm information provided by proposers and to evaluate the Proposer’s quality of experience and past performance. Proposers should submit a minimum of one reference for each reference type required below. However, to adequately substantiate the claims made in the proposal, proposers are encouraged to provide three references that are familiar with all aspects of their business. Proposers should notify their references in writing that a representative from the County will be contacting them.

For the purposes of this RFP, proposers should provide references from the following sources:

• Financial References: Include the bank or savings and loan institution.

• Client or Business References: Name clients or other persons that most accurately reflect the business performance and ability to fulfill contract obligations with other entities for the provision of goods and services.

• Other entities, preferably public agencies, of same or similar size as the County, with whom you have established a contract on a project of this nature.

Provide Contact Name, Address, Phone Number, and dates Services were provided on Attachment F

14. Former County Officials

Complete Attachment G.

15. Exceptions to RFP Complete Attachment H.

16. Public Records Act Exemptions

Complete Attachment I – Public Records Act Exemptions if applicable.

17. Indemnification and Insurance Requirements Affidavit Submit evidence of ability to insure as stated in Section X, Paragraph B – Indemnification and Insurance Requirements. Proposer must complete and submit Attachment J – Indemnification and Insurance Requirements Affidavit, and ensure the form is complete, including the signature from Proposer’s insurance broker/agent.

Request for Proposals

18. Prevailing Wage Requirements Review Attachment K - Prevailing Wage Requirements

VII. EVALUATION

Proposals will be subject to an Initial Review to confirm responsiveness, by determining whether each Proposal includes the stipulated content, required certifications or licensing, etc., and is presented in the required format, in order for the Proposal to advance for evaluation. Any reasonable person reviewing for responsiveness must be able to ascertain that the Proposal meets these requirements.

The evaluation process includes the following categories and may include additional specific criteria.

Likewise, the listed considerations are possible considerations and may not be the only factors involved in the evaluation.

A. QUALIFICATIONS AND EXPERIENCE

Weight: 20% Considerations:

• Respondent’s background, reputation, qualifications, and relevant experience, including but not limited to experience with local approval agencies and provision of similar services.

• Respondent’s demonstrated capability and expertise for the required services.

• Experience of the Respondent in developing, managing, and operating similar product.

• Quality of product constructed by Respondent in past.

• Success of Respondent in previous product for capital improvement, rehabilitation, facility management, and maintenance.

• Success of Respondent in community outreach.

• Respondent’s understanding and acceptance of RFP terms.

• Understanding of County’s contract obligations with respect to procurement policy and procedures.

• Willingness to agree and ability to comply with contract terms.

B. FINANCIAL REVIEW

Weight: 10% Considerations:

• Respondent’s financial stability and responsibility.

• Review of financial statements and/or tax information by qualified individuals, including those at the Auditor-Controller/Treasurer/Tax Collector Office.

C. PLAN AND SCHEDULE

Weight: 30% Considerations:

• Respondent’s demonstrated knowledge of the capital improvement, rehabilitation, facility management, and maintenance of existing County-owned Airport sites, as evidenced by a written plan and timeline for implementation and financing.

• Compatibility of the proposed land area and the feasibility of the site plan.

• Quality of the capital improvement, rehabilitation, facility management, and maintenance

Concept Plan for the County site.

• Acceptability of all other proposed business terms for the lease, including but not limited to:

o Lease Term.

o Performance Bond.

o Security Deposit.

o Revenue (ground rent and any additional proposed).

o Increases in Revenue (ground rent and additional proposed).

Request for Proposals

• Ability of Respondent to finance this project.

• Support for Respondent’s estimated costs and timeline.

• Understanding of the regulatory approval process as reflected in the Respondent’s advisors and consultant team and schedule.

• Ability of proposed project to meet the County’s Countywide Vision.

D. RESERVED

E. RESERVED

F. REVENUE PACKAGE

Weight: 25% Considerations:

• Expectations for potential revenue & cost sharing, public incentives, expected ground lease rates/terms/conditions and metrics for financial impact.

• Estimated annual revenue to the County and support for the estimate.

G. REFERENCES / ASSEMBLED TEAM / EXPERIENCE

Weight: 10% Considerations:

• Respondent’s ability to demonstrate strong knowledge and expertise.

• Respondent’s previous work products and client interactions.

• Professionalism and transparency with all stakeholders, building effective collaborations.

• Specialized skills and experience, ensuring every phase of development is managed with competence and efficiency.

H. INTERVIEW, PRESENTATION, OR DEMONSTRATION

Weight: 5% Considerations:

• Respondent’s team, communication, and understanding of property development goals, focusing on relevant experience and approaches to proposed uses.

• Respondent’s ability to present a clear, tailored overview of their development solution—covering company background, team qualifications, project vision, timelines, and alignment with the County’s objectives for property use and innovation.

• Quality of the Respondent’s…