REQUEST FOR PROPOSALS L.G. HANSCOM FIELD - NORTH AIRFIELD AREA WORCESTER REGIONAL AIRPORT – FOXTROT NORTH AREA February 28, 2018 Dear Proposer: The Massachusetts Port Authority (the “Authority” or “Massport”), owner and operator of L.G. Hanscom Field (“Hanscom”) in Bedford Massachusetts and Worcester Regional Airport (“Worcester”) in Worcester Massachusetts is pleased to issue this Request for Proposals (“RFP”) for the development and lease of facilities at Hanscom and Worcester. This RFP offers one area available for development at Hanscom and one area available for development at Worcester. The Authority is accepting proposals for development at either Hanscom or Worcester. However, in an effort to promote the Authority’s goal of concurrent development at Hanscom and Worcester, the Authority favors proposals that provide for development at both Hanscom and Worcester. A site tour for Hanscom will be held on March 21, 2018, at 10:00 am in the 3rd Floor Conference Room at the Civil Air Terminal, L.G. Hanscom Field, 200 Hanscom Dr., Bedford, MA. If you wish to tour Hanscom, you must contact Jill Cleary at [email protected] no later than March 14, 2018. A site tour for Worcester will be held on March 21, 2018 at 2:00 pm on the 2nd Floor of the Terminal Building at Worcester Regional Airport, 375 Airport Drive, Worcester, MA. If you wish to tour Worcester, you must contact Jill Cleary at [email protected] no later than March 14, 2018. All questions regarding this RFP must be submitted in writing to Massport by March 28, 2018 at 12 noon. Questions submitted in writing and questions submitted at the site tour will be responded to promptly in writing as addenda to this RFP and posted on the Authority’s website, www.massport.com. The original and ten (10) additional copies of your sealed proposal must be received by the Authority at or prior to 12 noon, local time on April 27, 2018 at the office of Mr. Michael A. Grieco, Assistant-Secretary Treasurer, Massachusetts Port Authority, Logan Office Center, One Harborside Drive, Suite 200S, East Boston, MA 02128-2909. All proposals must be delivered in sealed envelopes bearing on the outside the name and address of the proposer and identified as follows: “L.G. Hanscom Field - North Airfield Area 1 | P a g e Hanscom_Worcester RFP.doc L.G. Hanscom Field - North Airfield Area, Worcester Regional Airport - Foxtrot North Area Massachusetts Port Authority Page 2 Worcester Regional Airport - FoxTrot North Area” The Authority will not accept any proposals received after 12 noon, local time on April 27, 2018. A proposal deposit in the amount of Twenty Thousand Dollars ($20,000) per individual site in the form of a certified check, a treasurer’s check or cashier’s check issued by a bank or trust company, payable to the Massachusetts Port Authority, must accompany the proposal (the “Proposal Deposit”). The envelope containing the original proposal and Proposal Deposit must be clearly marked “Contains Original Proposal and Proposal Deposit.” Upon award of the Lease Agreement to the successful proposer(s), the Authority will return the Proposal Deposits to the unsuccessful proposers. The Authority is soliciting competitive proposals pursuant to a determination that such process best serves the interests of the Authority, and not because of any legal requirement to do so. Proposals that are incomplete, conditioned or are otherwise not in conformance with the RFP may be rejected by the Authority in its sole discretion. Any and all proposals may be rejected if there is reason to believe that collusion exists between or among proposers. The Authority reserves the right to amend this RFP prior to the date for submission of proposals and to extend the deadline for receipt of proposals if it is deemed to be in the Authority’s best interest. The Authority reserves the right to cancel this RFP at any time prior to the execution of the Lease without any liability to the Authority. The Authority reserves the unqualified right to waive any informality, deviations, mistakes, and matters of form rather than substance. The Authority is not required to select the highest revenue proposal, but, rather, will select the proposal(s) that is deemed to be in the best interest of the Authority. The Authority will not award the Lease(s) to any proposer(s) who is not capable, in the Authority’s judgment, of developing the Site(s) in accordance with this RFP and performing the terms and conditions of the Lease Agreement(s). The Authority reserves the right to request a best and final offer from one or more proposers. Authorization to enter into a lease agreement (the “Lease” or “Lease Agreement”) and to proceed with development is subject to the approval of the Members of the Authority (the “Authority’s Board”). Thank you for your interest and we look forward to receiving your proposal. Sincerely, Jill Cleary Airport Leasing Business Manager Massachusetts Port Authority 2 | P a g e L.G. Hanscom Field - North Airfield Area, Worcester Regional Airport - Foxtrot North Area Massachusetts Port Authority Page 3 REQUEST FOR PROPOSALS FOR L.G. HANSCOM FIELD – NORTH AIRFIELD AREA WORCESTER REGIONAL AIRPORT – FOXTROT NORTH AREA February 28, 2018 Massachusetts Port Authority One Harborside Drive, Suite 200S East Boston, MA 02128 A site tour will be held on March 21, 2018 at 10:00 am in the 3rd Floor Conference Room at the Civil Air Terminal, L.G. Hanscom Field, 200 Hanscom Drive, Bedford, Massachusetts. If you wish to tour Hanscom, please contact Jill Cleary at [email protected] no later than March 14, 2018. A site tour will be held on March 21, 2018 at 2:00 pm on the 2nd Floor of the Terminal Building at Worcester Regional Airport, 375 Airport Drive, Worcester, Massachusetts. If you wish to tour Worcester, please contact Jill Cleary at [email protected] no later than March 14, 2018. Any questions should be referred via e-mail to Jill Cleary, Airport Leasing Business Manager, at [email protected] or in writing to, Massachusetts Port Authority, One Harborside Drive, Suite 200S, East Boston, MA 02128-2909, Attention: Jill Cleary, Airport Leasing Business Manager. 3 | P a g e L.G. Hanscom Field - North Airfield Area, Worcester Regional Airport - Foxtrot North Area Massachusetts Port Authority Page 4 REQUEST FOR PROPOSALS L.G. HANSCOM FIELD – NORTH AIRFIELD AREA WORCESTER REGIONAL AIRPORT – FOXTROT NORTH AREA CONTENTS Section 1 General Overview provides a framework for developing proposals. Section 2 Instructions to proposers outlines specific instructions and procedures relating to the proposal process. Section 3 The Proposal Form is the document which dictates the form of the response to the Authority’s Request for Proposals. Sections 1, 2, and 3, along with all referenced attachments comprise the complete Request for Proposals package. 4 | P a g e L.G. Hanscom Field - North Airfield Area, Worcester Regional Airport - Foxtrot North Area Massachusetts Port Authority Page 5 TABLE OF CONTENTS SECTION 1: GENERAL OVERVIEW............................................................................. 8 1.1 Background .......................................................................................................... 8 1.2 Goals and Objectives/Project Description............................................................ 9 1.3 Sites .................................................................................................................... 10 1.3.1 Hanscom ...................................................................................................... 10 1.3.2 Worcester ..................................................................................................... 11 1.4 Permitted Uses.................................................................................................... 11 1.5 Condition of the Sites......................................................................................... 11 1.5.1 Utilities ........................................................................................................ 12 1.5.2 Environmental Permitting and Schedule .................................................... 12 1.5.3 General Permitting and Construction.......................................................... 13 1.6 Project Schedule.................................................................................................. 13 1.7 Facilities Upkeep ................................................................................................ 14 1.8 Execution of Lease Agreement ........................................................................... 14 1.9 Reimbursement ................................................................................................... 15 1.10 Lease Term........................................................................................................ 15 1.11 Financial Proposal ............................................................................................. 15 1.12 Non-Discrimination and Diversity .................................................................... 17 SECTION 2: INSTRUCTIONS FOR PROPOSAL SUBMISSION ............................... 19 2.1 General Instructions ........................................................................................... 19 2.2 Written Questions ............................................................................................... 20 2.3 Site Tours ........................................................................................................... 20 2.4 Proposal Format/Content...................................................................................