HomeMy Public PortalAboutAB 06-083 Attachment 1REQUEST FOR PROPOSAL
REQUEST FOR PROPOSAL
PROPOSAL DESCRIPTION: Taxilane and General Aviation Hangar Development
ISSUE DATE: March 5, 2006
PROPOSAL DUE DATE: April 5, 2006
PROPOSAL DUE TIME: 2:00 p.m.
PRE-PROPOSAL CONFERENCE: March 21, 2006, 2:00 p.m. Legion Hall, McCall City Hall,
216 East Park Street, McCall, Idaho.
Proposals must be received no later than the due date and time (local time) specified. Late
proposals will not be considered.
TO ALL PROSPECTIVE DEVELOPERS/CONTRACTORS:
Three copies of the proposals must be received in a sealed envelope marked Proposal for
Taxilane and General Aviation Hangar Development
All proposals are subject to McCall Municipal Airport Advisory Committee analysis and
recommendation for City Council approval. The City of McCall and McCall Municipal Airport
reserve the right to accept or reject any and all proposals received and waive any and all
technicalities.
Proposals must be delivered prior to the due date and time to:
Office of the City Clerk
McCall City Hall
216 East Park Street
McCall, Idaho 83638
Direct any and all inquiries/questions about this proposal to:
Rick Harvey, Airport Manager
Telephone: (208) 634-1488
E-mail: rharvey@mccall.id.us
Fax: (208) 634-3038
1. Instructions to Developers
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1.1. Proposal Preparation
Proposals must be submitted with three copies and shall conform to the terms and conditions
set forth in the “Instructions to Developer,” “General Terms and Conditions” and “Special
Terms and Conditions” of the contract. Proposals submitted in any other manner, or which fail
to furnish all information or certificates required, may be summarily rejected. Proposals may
be modified or withdrawn prior to the time specified for the opening of proposals. Proposals
shall be filled out legibly in ink or typewritten with all erasures, strikeovers and corrections
initialed in ink by the person signing the proposal.
1.2. Proposal Submission
The City of McCall, McCall Municipal Airport must receive all proposals by the specified due
date and time of the proposal. Proposals arriving after the specified time will not be accepted
and will be returned unopened. The developer shall be responsible for the delivery of the
proposal before the date and hour set forth.
1.3. Error in Proposal
Developers are cautioned to verify their proposals before submission. Negligence on the part
of the developer in preparing the proposal confers no right for withdrawal or modifications of
the proposal after it has been opened.
1.4. Variances and Deviations
Variances and deviations shall be described fully on the Proposal Form. In the absence of
such statement, the proposal shall be considered as if submitted in strict compliance with all
terms, conditions, and specifications; the Contractor shall be held liable. Contractors are
cautioned to avoid making variances and deviations to the specifications, which may result in
rejection of their proposal.
1.5. Reserved Rights
The City of McCall, McCall Municipal Airport reserves the right at any time and for any reason
to cancel this Request for Proposal, accept or reject any or all proposals or any portion
thereof, or to accept an alternate proposal. The City of McCall reserves the right to waive any
immaterial defects or irregularities in any proposal. The City of McCall may seek clarification
from any developer at any time and failure to respond promptly is cause for rejection. The
City has sixty (60) days to accept the proposal.
1.6. Interpretation or Correction of Proposing Documents
Developers shall promptly notify the Airport Manager no later than one (1) week before
proposal opening of any ambiguity, inconsistency or error, which they may discover upon
examination of the proposing documents. Interpretations, corrections and changes will be
made by written addendum. Each developer shall ascertain prior to submitting a proposal that
all addenda have been received and acknowledged in the proposal. Oral explanations will not
be binding.
1. Instructions to Developers
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1.7. Incurred Costs
The City of McCall, McCall Municipal Airport will not be liable for any costs incurred by
developer in replying to this Request for Proposal.
1.8. Basis of Selection
It is the intent of the City of McCall, McCall Municipal Airport to select the most responsive
developer meeting specifications. Further, the City reserves the right to select and enter into
negotiations with the developer submitting the proposal determined to be in the best interests
of the City. Selection will be as described in Section 3.8, Proposal Evaluation and Criteria.
1.9. Pre-Proposal Conference
If a Pre-Proposal Conference is a requirement of this contract, it will be shown on the Title
Page. Prospective developers are strongly encouraged to attend the Pre-Proposal meeting
on March 21, 2006, 2:00 p.m. City representatives will be available during the meeting to
answer questions and to provide a tour of the site to be developed. The meeting will be held
at:
Legion Hall
McCall City Hall
216 East Park Street
McCall, Idaho
2. General Terms and Conditions
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2.1. Non-Discrimination
During the performance of this Contract, the Contractor agrees that it shall not discriminate
against any worker, employee or applicant, or any member of the public, on the basis of race,
color, religion, sex, national origin, ancestry, age, marital status, physical or mental handicap,
or sexual orientation. Upon request of the City, the Contractor also agrees to submit in writing
an affirmative action plan demonstrating compliance with equal employment opportunity laws
and policies. Contractor further agrees that this clause will be incorporated by the Contractor
in all contracts entered into with suppliers or materials or services, sub-contractors and all
labor organizations furnishing skilled, unskilled and craft union skilled labor, or any other
person or organization performing services in connection with this Contract.
2.2. Indemnification
Contractor agrees to indemnify, save harmless and defend the City of McCall, McCall
Municipal Airport, its agents, servants, Commissioners, and employees, and each of them
against and hold it and them harmless from any and all lawsuits, claims, demands, liabilities,
losses or expenses, including court costs and attorneys’ fees, for or on account of any injury
to any person, or any death at any time resulting from such injury, or any damage to any
property, which may arise or which may be alleged to have arisen, in whole or in part, out of
or in connection with the work covered by this contract. The foregoing indemnity shall apply
except if such injury, death or damage is caused directly and solely by the negligence or other
fault of the City of McCall, McCall Municipal Airport, it agents, servants, Commissioners, or
employees or any other person indemnified hereunder. This indemnification obligation is not
limited by, but is in addition to the insurance obligations, which may be contained in this
contract. The provision of this paragraph shall not be waived.
2.3. Termination and Default
Time is of the essence of this contract and if delivery of acceptable items or rendering of
services is not completed by the time promised, the City reserves the right, without liability, in
addition to its other rights and remedies, to terminate the contract by notice effective when
received by Contractor, as to stated items not yet shipped or services not yet rendered and to
purchase substitute items or services elsewhere and charge the Contractor with any or all
losses incurred. The City shall be entitled to recover its attorney’s fees and expenses in any
successful action by the City to enforce this contract.
2.4. Regulatory Compliance
Contractor represents and warrants that the goods or services furnished hereunder (including
all labels, packages and containers for said goods) comply with all applicable standards, rules
and regulations in effect under the requirements of all Federal, State and local laws, rules and
regulations as applicable, including the Occupational Safety and Health Act as amended, with
respect to design, construction, manufacture or use for their intended purpose of said goods
or services. By signing this proposal the Contractor certifies that it is not delinquent in the
payment of any tax administered by the State of Idaho.
2.5. Inspections
The City shall have the right to inspect any materials, components, equipment, supplies,
services, or completed work specified herein. Any of said items not complying with these
2. General Terms and Conditions
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specifications are subject to rejection at the option of the City of McCall, McCall Municipal
Airport. Any items rejected shall be removed from the premises of the City of McCall, McCall
Municipal Airport and/or replaced at the entire expense of the Contractor.
2.6. Law Governing
This contract shall be governed by and construed according to the laws of the State of Idaho.
3. Special Terms and Conditions
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3.1. Introduction
The McCall Municipal Airport, owned by the City of McCall, Idaho is requesting written
proposals, complete with conceptual drawings and a preliminary economic analysis from
interested parties for the development of a taxilane and a row of general aviation hangars to
be controlled by a condominium association. See attached figure.
McCall, nestled on the shores of Payette Lake in west-central Idaho, began as a timber town
and has become one of Idaho's most popular winter-summer resort communities.
McCall Municipal Airport has a single asphalt runway, 16/34, 6,207 feet in length, 75 feet in
width, rated for 45,000 pounds single wheel, 78,000 pounds dual wheel and 135,000 pounds
dual tandem. Runway 16 is at 5,021 feet elevation, runway 34 is at 5,003 feet elevation.
3.2. Description of Project
The McCall Municipal Airport currently has a sizeable waiting list for hangars and the parcel
for which proposals will be accepted is the last area of land on the airport available for
development. The developer must sell all hangars through the administration of the Airport
Manager with the individuals on the hangar waiting list given first priority to purchase these
new units. All land will be leased by the City of McCall. A developer will develop the entire
site. An association shall be formed to regulate the operation and maintenance of the
hangars and taxilane.
3.3. Preconstruction Specifications/Requirements
3.3.1 Project requirements include dismantling and removal of the six eastern-most units of
the existing hangar row as depicted on the attached figure. The two western-most
remaining hangars are an integral, free standing, unit.
3.3.2 Excavation to establish acceptable grade shall be designed to accommodate
stormwater runoff per the following standards:
Federal Aviation Administration Advisory Circular 150/5230-5B, Airport Drainage, and
City of McCall stormwater management standards
3.4. Construction Specifications/Requirements
3.4.1 All proposals shall include construction of a 35 foot wide, Group I Taxilane with 79 foot
obstacle free clearance area (OFA), as depicted and defined by FAA AC 150/5300-13,
Change 9, Airport Design. Taxilane shall be constructed to tie in to the existing
northeast ramp. Configuration of taxilane is generally shown on the attached figure.
3.4.2 Construction of the above taxilane shall meet the standards of FAA AC 150/5370-10B,
Standards for Specifying Construction of Airports, dated April 25, 2005. The following
are minimum pavement section requirements:
3. Special Terms and Conditions
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2-1/2 inches Bituminous Pavement, FAA Item P-401
4 inches Aggregate Base Course, FAA Item P-208
6 inches Subbase Course, FAA Item P-154
Compacted Subgrade, FAA Item P-152
3.4.3 The development shall consist of condominium hangars (for example, six
condominium structures, each with four hangar bays per building, if feasible) or,
3.4.4 The development shall consist of individual box hangars (as generally depicted on
attached figure).
3.4.5 Either development concept must address the following requirements:
3.4.5.1 Developer shall propose method and materials of hangar construction; however,
all hangars shall be constructed to the same height and elevation with exterior
colors and materials complementary to existing airport structures. Hangars shall
be anchored to individual concrete slabs. Construction shall comply with hangar
manufacturer’s specifications and all applicable building codes.
3.4.5.2 Individual enclosures may vary in width; however, door width shall be 40 to 45
feet, minimum. All hangars must be approximately 40 feet deep due to taxilane
clearance requirements.
3.4.5.3 Hangars shall be equipped with electric bi-fold doors (or acceptable design to be
functional in all seasons) with door openings 12 to 14 feet high.
3.4.5.4 Hangar structural standards as per city code, specifically to accommodate
structural criteria for the McCall area.
3.4.5.5 Hangar layout shall address snow storage. It is estimated that approximate 30%
of total area may be reserved for snow storage.
3.4.5.6 Consideration shall be given to the visual impact of the hangar development as
seen from Highway 55. The Airport Advisory Committee envisions a landscaped
berm between the east side of the hangars and the airport property line. The
City intends to assist with planting the berm with trees financed through a grant.
Landscaped areas may be used for snow storage
3.4.5.7 Design shall conform to City code titles 3 and 9 as applicable.
3.4.5.8 Electrical power shall be available to each condominium unit.
3.5. Supplemental Costs To Be Included In Project
3.5.1 Dismantling and disposal of the six eastern-most existing hangar units.
3.5.2 Credit fair market value to the owners of the six eastern-most existing hangar units.
Fair market value credit for displaced hangar owners has been assessed by the City
of McCall. Fair Market Value for each existing unit has been assessed at:
3. Special Terms and Conditions
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3.5.3 Construction of a taxilane to serve the proposed development per the requirements of
sections 3.4.1 and 3.4.2. Taxilane shall revert to City of McCall ownership upon
project completion.
3.5.4 Utility relocation as required to facilitate site development.
3.5.5 Securing of all permits/approvals.
3.6. Proposal Requirements
In order to expedite the evaluation of proposals, each proposal must be organized into tabs
set forth below and include three copies of the proposal.
3.6.1 Cover Letter.
3.6.2 Business Information.
3.6.2.1 Name, address, email, phone, and fax of entity or individuals.
3.6.2.2 Form of business entity (Corporation, partnership, etc.) date formed and state of
incorporation, if applicable.
3.6.2.3 Contact information, including names, titles, email, telephone and fax numbers
for all key staff.
3.6.3 Experience & Qualifications Statement.
3.6.3.1 Developer should explain the extent of developer’s experience. Include
information on developments similar to the proposed project, their size, location,
date started and completed, and quality of design, comparability to the site and
proposed project and financial success of development. Photographs may be
included.
3.6.3.2 Include all relevant information on the developer’s organization and its
development capability. This should include a description of how continued
local management of the development will be provided.
3.6.3.3 Include three references with appropriate contact information.
3.6.4 Project Description Statement.
3.6.4.1 Developer shall describe the proposed project, conceptual site plan,
improvements to be made to the interior and exterior of the buildings, building
elevations, general site improvements including any special features of the
project. Conceptual drawings of hangar configuration with a scale of at least
one inch equals one hundred feet shall be submitted.
3.6.4.2 Number of aircraft to be housed in the developments.
3.6.4.3 Specifications from the manufacturer of any “pre-engineered” building or building
kits.
3. Special Terms and Conditions
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3.6.4.4 Interior amenities as required and any additional not required.
3.6.4.5 Color of exterior.
3.6.4.6 Approximate construction costs and how the project will be financed.
3.6.4.7 Preliminary economic analysis that defines the approximate sale price of each
individual hangar unit.
3.6.5 Preliminary Development and Construction Schedule, including beginning and ending
dates. Anticipated time frame for hangars to be offered on the market.
3.6.6 Description of proposed condominium hangar association addressing covenants, rules
and responsibilities of association for ongoing development maintenance,
3.6.7 Promotion and Marketing Plan.
3.6.7.1 Developer should describe how the project will be promoted and marketed.
3.7. Insurance
The successful developer shall maintain at all times a minimum commercial liability insurance
policy in the amount of $2,000,000.00 and must name the City of McCall, Mccall Municipal
Airport as additionally insured on contractor’s policy. Proof of adequate insurance in the form
of a Certificate of Insurance must be provided to the City in order to qualify the contractor’s
proposal.
3.8. Proposal Evaluation and Criteria
3.8.1 Developers must have the necessary experience, organization and financial capability
to implement the proposed development. The City of McCall, McCall Municipal Airport
reserves the right to determine the sufficiency of the experience and qualifications of
the developers and to select the developer which it desires to enter a final agreement.
3.8.2 All proposals will be reviewed with selection based upon the criteria described in
section 3.6 of this Request for Proposal.